We are purchasing a 3 bedroom semi in Holywell. We would like to an extension at the rear at the property.Will the conveyancing process include investigations to ascertain if these works were previously refused?

Your solicitor should review the registered title as conveyancing in Holywell will occasionally identify restrictions in the title documents which restrict certain works or need the consent of a 3rd party. Many extensions need local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

Last month we had a mortgage agreed in principle with Kent Reliance. Holywell conveyancing solicitors have been instructed. How long does it take for Kent Reliance to send the offer to the solicitor?

Some lenders take longer than others. Have Kent Reliance conducted the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My offer on a property in Holywell has been agreed to, the vendors do nevertheless have a connected purchase. The vendors have offered on on an apartment, but it’s not yet agreed to, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Holywell. What do I do now? When do I get the mortgage application with Santander started?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Holywell conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Santander approved list. Concerning the next phase this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market many purchasers would apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they pay their lawyer to press on with the conveyancing in Holywell.

I am buying a new build house in Holywell with a loan from Clydesdale. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not inform my conveyancer about the extras as it will adversely affect my loan with Clydesdale. 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Holywell is the location of the property. Can you offer any guidance?

Flying freeholds in Holywell are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Holywell you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holywell 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.

Taking into account that I am about to spend £400,000 on 3 bedroom house in Holywell I would like to have a conversation with the conveyancer regarding theconveyancing before appointing the firm. Can this be arranged?

This is something that we encourage - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your property ownership legalities in Holywell.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Holywell should be the figure that you end up paying.

My solicitors in Holywell have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.