I am buying my first flat in Frizington benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about this deal as it will 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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Frizington is where the house is located. Can you shed any light on this issue?

Flying freeholds in Frizington are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Frizington you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frizington 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 property.

In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Frizington and how can you help?

The 1954 Act affords protection to commercial tenants, giving them the legal entitlement to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Frizington

My husband and I are FTB’s - agreed a price, but the agent informed us that the seller will only issue a contract if we use the agent's recommended lawyers as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Frizington

We suspect that the owner is not behind this request. Should the owner want ‘a quick sale', alienating a motivated buyer is likely to cause more damage than good. Try to communicate with the owners directly and explain that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Frizington conveyancing firm - as opposed tothose that will give their negotiator at the agency a commission or achieve conveyancing thresholds demanded by head office.

Can you set examples of specific benefits to instructing a high street conveyancing practitioner in Frizington

Home movers in Frizington decide on using a local property lawyer so that they can attend the lawyer’s offices just in case they have questions, and to collect paperwork rather taking the chance in depending on the Royal Mail.

We would allege that there is a marginal advantage when selecting a solicitor nearby to a premises you are hoping to purchase, due to the knowledge of the region and potential local concerns - but this is moot. The majority of conveyancers are now through email and may be anywhere in the world.