We selected a local lawyer for our conveyancing in Pinnerwood Park recently. Reviewing the Ts and Cs I seewe are responsible for charges even where the conveyance does not complete. Would I be best advised to use a web based conveyancing brokerage offering no move no charge conveyancing in Pinnerwood Park?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to counteract the transactions that do not proceed. Please beware that these promotions tend not to cover expenditure such your Pinnerwood Park conveyancing search fees.

My relative advised me that where I am purchasing in Pinnerwood Park I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Pinnerwood Park conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Pinnerwood Park around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Pinnerwood Park Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Pinnerwood Park Education with maps and statistics, Local Amenities and other useful information regarding Pinnerwood Park.

I'm buying a new build house in Pinnerwood Park with a loan from Britannia. The sellers refused to move on the amount so I negotiated 6k of additionals instead. The sale representative advised me not inform my lawyer about the deal as it could impact my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Pinnerwood Park is the location of the property. Can you offer any advice?

Flying freeholds in Pinnerwood Park are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pinnerwood Park you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pinnerwood Park may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My work colleague mentioned that when choosing a conveyancing firm they need approved by your bank. This is my first house move but I have an offer in principle via Santander and I already have a bricks and morter conveyancing solicitor in Pinnerwood Park at the ready. Can Nat West Bank need an approved lawyer to be selected? Does a list of approved conveyancers even exist so I can appoint a conveyancing lawyer in Pinnerwood Park?

You need to choose a solicitor that is on the Nat West Bank panel. The simplest thing to do is ring your chosen Pinnerwood Park conveyancing solicitor and ask if they are on the Nat West Bank panel. If they are not approved you have a couple of options available to you here:

• Complete the purchase with your chosen Pinnerwood Park solicitor but Nat West Bank will no doubt appoint a property lawyer from their conveyancing panel. This will result in additional cost and probable interruption.
• Choose a new conveyancer to act in the purchase, ensuring that they are on the Nat West Bank conveyancing panel.
• Convince your lawyer to do everything possible to get listed on the Nat West Bank conveyancing panel.