Me and my fiance are purchasing a 2 bedroom flat in Milnrow with a mortgage. We wish to retain our Milnrow solicitor, but the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Milnrow property lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; are we not able to insist that the lender use our Milnrow lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Milnrow conveyancing lawyer to apply to be on the conveyancing panel.

I'm purchasing my first flat in Milnrow benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not inform my conveyancer about this deal as it may put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Milnrow is where the house is located. Is there any guidance you can impart?

Flying freeholds in Milnrow are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Milnrow you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Milnrow 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 premises.

I am a sole trader wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Milnrow for under 2k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Milnrow, including the disposal and purchase of businesses as well as simply property. If you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. Regarding the charges this will depend on the structure and complexity of the proposed transaction. Let us have your contact information or phone so as to enable us to provide you with a detailed commercial conveyancing quote.

Should local authority permission be necessary to split a house into multiple appartments in Milnrow? This has been carried out to a house next door to a friend in Milnrow and was ignorant of it happening until the works were done.

Planning Consent yes. Building Regulations yes.