We had chosen conveyancers based in Langley on the Barclays solicitor approved list. They have just billed me an additional amount for handling the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?

Provided it is contained in their Terms of Engagement or estimate then yes your solicitor may charge a fee for this. The fee is not dictated by Barclays but by your Langley property lawyer. Plenty of firms on the Barclays panel will charge ’dealing with mortgage’ fee and others do not.

My wife and I have arranged a further advance on our mortgage from Clydesdale as we wish to conduct renovations to our home in Langley. Are we obliged to choose a bricks and mortar Langley solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Langley conveyancing lawyers were selected. How long does it take for Yorkshire BS to issue the offer to the conveyancing practitioner?

There is no definitive answer here. Have Yorkshire BS completed the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I'm purchasing a new build house in Langley with a mortgage from The Mortgage Works. The builders would not budge the amount so I negotiated 6k of additionals instead. The house builders rep told me not inform my conveyancer about this extras as it could adversely affect my mortgage with The Mortgage Works. Do I keep my lawyer in the dark?.

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 property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Langley is where the house is located. Can you offer any advice?

Flying freeholds in Langley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Langley you would need to get your solicitor to go 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 Langley may decide 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.

As co-executor for the will of my grandmother I am disposing of a property in Neath but reside in Langley. My conveyancer (who is 200 kilometers from merequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Langley to witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Langley based

I have been told by various family members that it should take up to two months for Langley conveyancing to complete.This was 3 ago. The paperwork was only forwarded from the vendors conveyancing practitioner last week so does the time start running now?

One should take with some degree of scepticism any promises as to expedited completion times. Rather you should enquire about the average time it takes for them to complete Langley conveyancing deals and whether they are happy to work towards your proposed completion date for your house move in Langley