We hired a local solicitor for our conveyancing in Murton recently. After carefully reading the Ts and Cs I seeI am on the hook for charges even if the dealfalls through. Should I go with them or use a web based lawyer who offer no-sale-no-fee conveyancing in Murton?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will generally be more expensive to offset those conveyances that abort. Dont forget that these promotions rarely protect you from expenses such as Murton conveyancing search charges.

All was ready to complete my purchase in Murton next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These obligations are not limited to conveyancing in Murton.

My uncle advised me that in buying a property in Murton there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?

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

My partner and I are in the process of looking at flats in Murton and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Principality.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are getting a mortgage with Principality, make sure you remember to check that your lawyer is on the Principality conveyancing panel.

Completion of my purchase has taken place for my property in Murton. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when buying a property in Murton?

Unless a prior acquisition of the house completed post 12 October 2013 you can expect lawyers conducting conveyancing in Murton to continue to suggest a chancel search and or insurance against a claim.

I am buying a new build house in Murton with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not disclose to my solicitor about the extras as it will put at risk my mortgage with Birmingham Midshires. 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.