We are nearing an exchange on a flat in Rainford and my mum and dad have transferred the 10% deposit to my conveyancing practitioner. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to disclose this to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I disclosed to the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?

Your conveyancer is legally required to check with mortgage company to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.

We are buying a terrace house in Rainford. The intention is to convert the garage to an office at the house.Will the conveyancing process include checks to determine if these works are permitted?

Your conveyancer will check the deeds as conveyancing in Rainford will occasionally reveal restrictions in the title deeds which restrict categories of works or require the consent of another owner. Some works call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

Can you point me to a directory of Principality panel solicitors in Rainford on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings viewable online. Where you are seeking to appoint a Rainford property lawyer on the Principality please use our facility.

Planning on purchasing a house in Rainford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rainford conveyancing practitioner is on the RBS conveyancing panel.

I'm purchasing my first flat in Rainford with a mortgage from Aldermore. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not to tell my solicitor about this extras as it would put at risk my mortgage with Aldermore. Should I keep quiet?.

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 issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Rainford is the location of the property. What do you suggest?

Flying freeholds in Rainford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rainford you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rainford 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 much experience do your Rainford conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Rainford conveyancing lawyers help thousands of people move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Rainford conveyancers have worked on recent similar matters.