It is 10 years ago since I bought my house in Rawcliffe. Conveyancing solicitors have now been retained on the sale but I am unable to locate my title documents. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with your lender or they may be in the possession of the solicitor who handled the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Rawcliffe involves registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.

My fiancee and I are spending time viewing apartments in Rawcliffe and I am now considering a potential offer. Is it wise to have my lawyer on ‘stand by’? I am planning to take a mortgage with Skipton.

It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.

I have a mortgage with Lloyds for my property in Rawcliffe. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?

You must advise Lloyds prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.

I recently had an offer accepted on a house in Rawcliffe. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A few days later, the lawyer contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing my first flat in Rawcliffe benefiting from help to buy. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not to tell my solicitor about the deal as it could adversely affect 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Rawcliffe is the location of the property. Is there any guidance you can impart?

Flying freeholds in Rawcliffe are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rawcliffe you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rawcliffe may determine 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.

Me and my husband have just had an offer agreed on a property and had an appointment on Wednesday with the Post Office for the mortgage. They advised us that when it comes to choosing a solicitor that if they are not on their approved list of conveyancers then we will incur an extra charge of £200. This is because they would then have to instruct a conveyancer to act for them in addition to the one we select on our behalf and we assume responsibility for their invoice. I have requested the Post Office to furnish me with a list so I can obtain estimates only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?

You can enquire of the Post Office what their criteria for joining their panel is for a conveyancer.Thereafter ask the lawyer of your choice whether they fit that criteria and have they acted on loans for the Post Office before. Where the answer to those is yes, then just clarify this with the Post Office. Another option is to use our search tool and we should be able to locate a lawyer in Rawcliffe on the approved list for the Post Office.