I have just been advised by my broker that my Skegness property lawyer is not on the mortgage company Solicitor panel. What can I do to be sure that this is correct?

Your first step should be to contact your Skegness lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

What is the first thing I need to know about purchase conveyancing in Skegness?

Not many law firms or advisers will tell you this but conveyancing in Skegness or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the house moving process. E.g., the vendor, property agent and even potentially the mortgage company. Appointing a solicitor for your conveyancing in Skegness should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to act in your legal interests and to keep you safe.

There is a worrying emergence in the "blame" culture- someone must be at fault for the process being so protracted. You should always trust your solicitor ahead of all other players when it comes to the legal transfer of property.

Should commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Skegness?

Many commercial conveyancing solicitors in Skegness will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Skegness. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Skegness.

For every commercial conveyancing transaction in Skegness it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Skegness commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Skegness.

I am buying a new build house in Skegness with a mortgage from Lloyds TSB Bank. The sellers would not move on the price so I negotiated 6k of extras instead. The sale representative advised me not to tell my conveyancer about the side-deal as it would affect my loan with the bank. Is this normal?.

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 house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Skegness is where the house is located. Can you offer any assistance?

Flying freeholds in Skegness are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Skegness you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Skegness 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 premises.