I plan on purchasing an apartment in Mobberley. My property lawyer has never been on on the mortgage company solicitor list. Is it possible for me to appoint my Mobberley conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?

You must have a conveyancer to deal with the legal work required if you take out a loan to purchase your home. The lawyer will conduct all the appropriate investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is in order. One may select a Mobberley conveyancer of your choice. Nevertheless, where the solicitor selected is not a member of the lender approved list supplemental fees will arise as separate legal representation will be need by the lender. Lender panel applications may be submitted, so if your solicitor has not previously sought membership they should do so.

I am approaching an exchange on a property in Mobberley and my parents have sent the ten percent deposit to my property lawyer. I am now advised that as the deposit has been received from someone other than me my property lawyer needs to make a notification to my lender. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I disclosed to the lender regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?

Your solicitor is obliged to clarify with mortgage company to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

It is 10 years ago since I purchased my house in Mobberley. Conveyancing solicitors have recently been instructed on the sale but I can't locate my title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be with your lender or they could be in the possession of the lawyers who oversaw the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Mobberley involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.

I was told three weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Mobberley is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Mobberley solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Mobberley postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Mobberley.

Skipton have agreed my home loan in principle, my offer on a flat in Mobberley has been accepted, what happens next?

The estate agent will want to know who your solicitors are (ensure that the lawyers are on the lender’s approved list). Contact Skipton or your financial adviser and complete any relevant paperwork. Skipton will instruct a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Skipton will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Mobberley.

I am buying my first flat in Mobberley benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not reveal to my lawyer about the deal as it could jeopardize my loan with Leeds Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.