I am in the process of mortgaging my property in Runcorn, does my lawyer have to be on the HSBC Conveyancing panel?

There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

What will a local search tell me regarding the house my wife and I purchasing in Runcorn?

Runcorn conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search is essential in every Runcorn conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I am purchasing my first flat in Runcorn with a mortgage from Aldermore. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The property agent told me not reveal to my lawyer about this side-deal as it could put at risk my mortgage with the lender. 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 have been on the look out for a ground for flat up to £235,500 and found one near me in Runcorn I like with a park and railway links nearby, however it only has 49 remaining years left on the lease. There is not much else in Runcorn suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage that many years may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

We are 18 days into a residential purchase having been recommend to a firm by the estate agent to execute conveyancing in Runcorn. I am am very dissatisfied with the level of service. Could you help me find new conveyancers?

They would have to be very poor to suggest diss instructing them. Has the mortgage been issued? In the event that it has you need to inform them of the new contact details and have the mortgage documents are re-issued. Your new conveyancer needs to be on the mortgage company panel to avoid added costs and frustration. So that should be your starting point. Our search tool can assist you in finding a bank approved conveyancer for your home move in Runcorn