We are acquiring a newly constructed flat in Accrington and my lawyer is telling me that she is duty bound to the mortgage company to reveal incentives from the seller. The Estate Agents are hassling me to sign contracts and I don't want to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

We're in Accrington, First timers purchasing with a mortgage (lender is Leeds Building Society , and our solicitor is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Leeds Building Society 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.

is it true that all Accrington solicitor practices on the Bank of Ireland conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be governed by the SRA. Many mortgage companies do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

Last month we had a mortgage agreed in principle with Clydesdale. Accrington conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?

Some lenders take longer than others. Have Clydesdale done the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We have agreed to purchase a house in Accrington. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

As your lender is Leeds Building Society your lawyer must comply with the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Accrington.

I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a house in Accrington? or I am told that there is historic law that could mean that owners of property residing in a parish church boundary may be liable to pay for maintenance towards the chancel in proximity to the church. Is this appropriate for conveyancing in Accrington?

Unless a prior purchase of the house took place post 12 October 2013 you could assume that solicitors conducting conveyancing in Accrington to continue to suggest a chancel search and or chancel repair liability policy.

I am buying a new build apartment in Accrington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Accrington

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision.