Please explain the implications if my lawyer’s firm is removed from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Denton?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I am purchasing a new build house in Denton with the aid of help to buy. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my lawyer about the side-deal as it would jeopardize my loan 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 issue on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Denton is where the house is located. Is there any guidance you can impart?

Flying freeholds in Denton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Denton you must be sure that your lawyer goes 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 Denton 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 residence.

My father has recommend that I use his lawyers for conveyancing in Denton. Should I find my own property lawyer?

There are no two ways about it the ideal way to find a conveyancing solicitor is to seek recommendations from friends or relatives who have experience in using the solicitor you're are thinking of instructing.

My offer on property in Denton was agreed to, the owner does nevertheless have a tied purchase. The current proprietors have offered on a flat, although it’s not yet agreed to, and are looking at other apartments booked. I have selected a local conveyancing lawyer in Denton. What should be my next step? At what stage should I apply for the mortgage with TSB?

It is usual to have anxieties where there is a chain given your reluctance to incur expenses too early (mortgage application is in the region of £1k, then valuation, Denton conveyancing search costs, etc). The first thing to do is ensure that your conveyancing practitioner is on the TSB approved list. Regarding the subsequent stages this very much depends on the specifics of your case, desire for this property and on the state of the market. During a buoyant market some purchasers would apply for a home loan with TSB and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with searches.