When it comes to mortgage companies such as TSB, do Hoole lawyers incur a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I am expecting a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Hoole solicitors on the Skipton conveyancing panel, or is it better to go independently?

You will need to appoint Hoole solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being problematic. The Hoole solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I purchased my flat on 16 September and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Hoole said it will be registered in less than a month. Are transfers in Hoole uniquely lengthy to register?

As far as conveyancing in Hoole registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. At present in the region of 80% of such applications are fully dealt with within two weeks but occasionally there can be protracted delays. Historically registration is effected after the buyer is living at the premises thus 'speed' is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing my first flat in Hoole with the aid of help to buy. The builders refused to budge the price so I negotiated £7000 of extras instead. The property agent told me not disclose to my solicitor about this deal as it will adversely affect my mortgage with Barclays . Should I keep quiet?.

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 decided to have a survey done on a house in Hoole in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not grant a mortgage on this type of home.

It varies from the lender to lender. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hoole. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to retain a conveyancing solicitor for freehold conveyancing in Hoole. I've stumble upon a web site which appears to be the perfect solution If there is a chance to get all the legals completed via email that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?