My brother-in-law has suggested I instruct a conveyancing solicitor in Lymm and Warburton. I I am struggling to find out if they are accepted on the Godiva Mortgages Ltd conveyancing panel. Can you assist?

The first thing you should do is phone the solicitor and ask them if they can act for the lender. Alternatively please call Godiva Mortgages Ltd who may be able to assist.

We are purchasing a flat in Lymm and Warburton. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I'm the only beneficiary of my late father’s will and I have everything in my name now, including the my former home in Lymm and Warburton. The Lymm and Warburton property was put into my name in December. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the house in December. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some banks would take a practical view as this provision is principally there to identify subsales or the quick reselling of property.

I am due to exchange contracts on my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being problematic. The Lymm and Warburton solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.

What will a local search tell me regarding the property my wife and I purchasing in Lymm and Warburton?

Lymm and Warburton conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search plays a central role in most Lymm and Warburton conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I am purchasing a new build house in Lymm and Warburton with the aid of help to buy. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my solicitor about this deal as it will put at risk my loan with National Westminster Bank. 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've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Lymm and Warburton is the location of the property. What do you suggest?

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