I sincerely hope you can help me. My Lincoln conveyancer is assuring me that she is duty bound toapply for Lincoln conveyancing searches asthe firm are on the Lloydssolicitor panel. Do I not have any options here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor 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 conditions . Even if you were a cash buyer you would be ill advised not to carry out Lincoln conveyancing searches.

I'm purchasing a new build house in Lincoln with the aid of help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my conveyancer about the side-deal as it would adversely affect my mortgage with National Westminster 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.

Due to the advice of my in-laws I had a survey completed on a house in Lincoln prior to instructing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some banks will refuse to issue a mortgage on a flying freehold house.

It depends who your proposed lender is. HSBC has different requirements from Halifax. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Lincoln. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been recommended by a few estate agents in Lincoln to find a conveyancer using your seach tool. What’s the financial upside for Estate Agents to promote your site over a competitor’s?

We don’t give any referral fee for sending work in our direction. We thought it would be too underhand a fee as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am 17 days into a freehold purchase having been directed to solicitors by the high street agent to do our conveyancing in Lincoln. We are not happy. Can you help me find new conveyancers?

They would need to be very poor in order to consider changing them. Has your mortgage offer been generated? If so you will need to make them aware of the replacement solicitor and get the loan are re-sent. Your new solicitor ideally needs to be on the lenders panel to avoid added charges and complications. That should be your starting point. Our search tool can help you find a lender approved solicitor for your home move in Lincoln