I am getting a mortgage with Santander. I hope to enlist the help of a Licensed Conveyancer in Silverdale. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Can your site be used to recommend a Conveyancing solicitor in Silverdale even where I’m not buying or disposing of a house, for example if I intend to acquire an office in Silverdale with a loan from Virgin Money?

The service is mainly used to help choose residential conveyancing solicitors in Silverdale but we have listed at the bottom of this page some Silverdale commercial conveyancing firms. You will need to enquire with the firm directly to check if they are also authorised to represent Virgin Money

We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather instruct a Silverdale based conveyancing firm?

You should check but the chances are that appoint one of their panel lawyers should you want the "fee-free" incentive. Call the mortgage company and see if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Silverdale.

I'm buying a new build house in Silverdale with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my conveyancer about this extras as it would jeopardize my mortgage with the bank. Is this normal?.

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 issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Silverdale is where the house is located. Can you offer any opinion?

Flying freeholds in Silverdale are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Silverdale you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Silverdale 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 premises.