There is lots of here concerning conveyancing in Partington but can you isolate your top tip for finding the right conveyancer in Partington

We would encourage you not to go for the cheapest Partington conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We have a mortgage agreed in principle with Leeds Building Society. Partington conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?

Some lenders take longer than others. Have Leeds Building Society conducted the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Lloyds have agreed my home loan in principle, my offer on a house in Partington has been accepted, now what?

Your estate agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s approved list). Telephone Lloyds or the financial adviser and finalise any appropriate paperwork. Lloyds will instruct a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. Lloyds will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Partington.

I have a 4 bedroom Georgian property in Partington. Conveyancing practitioner represented me and Barclays . I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Partington and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who completed the work.

I am buying my first flat in Partington with a mortgage from The Royal Bank of Scotland. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about the extras as it may 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've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Partington is where the house is located. Can you offer any guidance?

Flying freeholds in Partington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Partington you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Partington 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 residence.

How easy is it to use your search app to select a conveyancing practitioner in Partington on the authorised to act for my bank?

Step one is to pick a lender such as Santander, Leeds Building Society or Barclays Direct then choose your preferred area for instance Partington. Conveyancing practices in Partington and further afield will then be shown.