It is is a decade since I acquired my house in Pocklington. Conveyancing solicitors have just been appointed on the sale but I am unable to find the title deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be kept by the mortgage company or they may stored with the solicitor who handled the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Pocklington relates to registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.

Should commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Pocklington?

Its becoming the norm that commercial conveyancing solicitors in Pocklington will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Pocklington. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pocklington.

For each commercial conveyancing transaction in Pocklington it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Pocklington commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Pocklington.

I am buying a new build house in Pocklington benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of extras instead. The estate agent advised me not disclose to my solicitor about this extras as it may impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

Due to the advice of my in-laws I had a survey completed on a house in Pocklington before instructing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may refuse to issue a mortgage on this type of home.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pocklington. Conveyancing may be slightly more expensive based on your lender's requirements.

We are hoping to acquire a repression house in Pocklington and the mortgagee in possession demand completion inside a week. Do conveyancing practitioners meet that timeframe? Would it be better to select a high street Pocklington firm or an online firm that professes to offer speedy conveyancing?

Visit your Pocklington shopping parade. Pop in to a couple of firms and request to talk to a conveyancing solicitor for a quote. Discuss your situation and get a commitment on deadlines. Select the firm that seems most efficient. Be sure to use a conveyancing practitioner on the list of lawyers who can act for your mortgage company.