I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Saltney. 95% of the properties are already sold. Do I need carry out the local searches for my conveyancing in Saltney?

You are opening yourself up to an unnecessary risk in refusing to carrying out Saltney conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that your conveyancer conducts them. If accelerating the process and price are top of your issues you should consider with your solicitor about the options such as lack of search insurance available to you

We're in Saltney, FTBs buying with a mortgage (lender is HSBC , and our solicitor is on the HSBC conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I'm purchasing my first flat in Saltney with a mortgage from Barclays . The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not reveal to my lawyer about the side-deal as it may put at risk my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Saltney is the location of the property. What do you suggest?

Flying freeholds in Saltney are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Saltney you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saltney may decide 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 property.

Should I be concerned by third parties that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a High Street Saltney conveyancing practice?

As with many service providers, often input from family and friends can be most helpful. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to use. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the endorsement. You are at liberty to choose your preferred conveyancer. You need to be aware that the majority of banks specify a panel list of solicitors you are obliged to use for the mortgage aspect of your conveyancing.