What is the optimum way to discover of the solicitor conducting my conveyancing in Grappenhall is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus spending £192.00 in additional legal invoice.

You should take advantage of the find a lender approved solicitor tool on this site. Please choose the lender and type ‘Grappenhall’ or your location and you will see numerous conveyancers offices in Grappenhall or nearest you.

I am the sole recipient of my late mum's will with all property in now in my sole name, including the house in Grappenhall. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in June. Do I have to wait 6 months to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many lenders would take a practical view as this requirement is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of property.

I am purchasing a property in Grappenhall. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Skipton your lawyer must check the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Grappenhall.

Completion of my remortgage has taken place for my property in Grappenhall. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Will my solicitor be raising questions regarding flooding during the conveyancing in Grappenhall.

The risk of flooding is if increasing concern for solicitors dealing with homes in Grappenhall. Plenty of people will buy a property in Grappenhall, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, but there are a various searches that may be undertaken by the buyer or by their lawyers which will give them a better understanding of the risks in Grappenhall. The standard completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to discover if the premises has ever been flooded. In the event that the premises has been flooded in past and is not notified by the seller, then a buyer could issue a compensation claim as a result of such an inaccurate answer. The purchaser’s lawyers will also conduct an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I'm purchasing a new build house in Grappenhall benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not inform my solicitor about the extras as it may affect my loan with Birmingham Midshires. Is this normal?.

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.

I opted to have a survey carried out on a property in Grappenhall prior to retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders tend not grant a loan on such a property.

It varies from the lender to lender. HSBC has different instructions from Nationwide. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Grappenhall. Conveyancing will be smoother if you use a solicitor in Grappenhall especially if they are accustomed to such properties in Grappenhall.