Please help. My Frogmore conveyancer is advising me that she is duty bound toorder Frogmore conveyancing searches becausethe firm are on the Lloydsapproved lawyer panel. These Frogmore searches cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Frogmore conveyancing searches.

My wife and I own a renovated Georgian house in Frogmore. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Frogmore and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who conducted the purchase.

I'm purchasing a new build house in Frogmore with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my conveyancer about the extras as it could impact my loan with the bank. Should I keep quiet?.

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 house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Frogmore is the location of the property. Can you offer any guidance?

Flying freeholds in Frogmore are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Frogmore you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frogmore may determine 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.

My husband and I are new on the property ladder - agreed a price, yet the selling agent informed us that the vendor will only go ahead if we appoint their recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Frogmore

It is unlikely the vendors are driving this. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Frogmore conveyancing solicitors - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing figures demanded by head office.