I am considering refinancing my house in Mortimer, does my lawyer have to be on the RBS Solicitor panel?

In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

A colleague advised me that in buying a property in Mortimer there could be various restrictions as to what one can do in terms of external alterations to a property. Is this right?

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

I have been told by my solicitor that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Mortimer conveyancing?

The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

I have finally had an offer on an apartment in Mortimer accepted, but there is a chain. The owners have offered on on an apartment, but it’s not yet tied up, and are looking at other properties in the pipeline. I have chosen a high street conveyancing solicitor in Mortimer. What should be my next step? At what point should I apply for the mortgage with Virgin Money?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Mortimer conveyancing search charges, etc). First, you must check that your property lawyer is on the Virgin Money conveyancing panel. As to the next phase this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a buoyant market the majority of purchasers will apply for the mortgage with Virgin Money and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with searches.

The deeds to our house are lost. The lawyers who handled the conveyancing in Mortimer 10 years ago are no longer around. What are my next steps?

You no longer need to have the physical official documentation to evidence that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.

I'm buying my first flat in Mortimer with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my lawyer about the side-deal as it will jeopardize my mortgage with the lender. 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 have offered on last month in what was supposed to be a quick, chain free conveyancing. Mortimer is the location of the property. What do you suggest?

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