Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Morganstown. Do I collect the keys to the premises on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Morganstown?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be able to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

A colleague informed me that in purchasing a property in Morganstown there could be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of a number of properties in Morganstown which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Morganstown should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you help - my lawyer says that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Morganstown?

The appropriate level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.

Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Morganstown 5 years ago are no longer around. What are my options?

As long as the title is registered the information relating to your proprietorship will be recorded by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, identify your house and order current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.

I am purchasing a new build house in Morganstown with a loan from Santander. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it will jeopardize my loan with the lender. Is this normal?.

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'm refinancing my primary home to a BTL loan with Halifax and intend to use the remaining equity towards further property. The area we are interested in is Morganstown. Will your solicitors be able to act for both sets of mortgage companies and tie in the transactions?

Make use of our comparison tool on this page to check that the solicitors are on the relevant lender panels. Assuming that they are your lawyer will be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and make clear your desired outcome and requirements.

We're first time buyers - agreed a price, but the property agent informed us that the owners will only proceed if we use their recommended lawyers as they need an ‘expedited deal’. We would rather use a family conveyancer accustomed to conveyancing in Morganstown

It is unlikely the vendors are driving this. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Morganstown conveyancing lawyers - as opposed tothose that will give the estate agent a commission or hit his conveyancing figures pre-set by senior management.