We instructed a Stretford based firm for our conveyancing in Stretford recently. Reviewing the Terms I seewe are responsible for fees even if the dealdoes not go ahead. Should I ditch them and instruct an internet conveyancing company promoting no-sale-no-fee conveyancing in Stretford?

Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to neutralise the transactions that do not go ahead. Dont forget that such schemes rarely cover disbursements for example Stretford conveyancing search fees.

I recently had an offer agreed on an apartment in Stretford. My mortgage broker suggested a lawyer. I paid an upfront payment of £175. Shortly after, the lawyer contacted me to say that they were not on the Barclays 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 Barclays 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 am selling my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being difficult. The Stretford solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a apartment in Stretford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds 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 Stretford conveyancing practitioner is on the Lloyds conveyancing panel.

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

Stretford conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search is essential in every Stretford conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search should reveal data 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 13 topic areas.

I'm buying my first flat in Stretford with a loan from Birmingham Midshires. The builders would not reduce the price so I negotiated £7000 of extras instead. The sale representative advised me not disclose to my solicitor about the deal as it may impact my loan with Birmingham Midshires. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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 have offered on last month in what should have been a simple, no chain conveyancing. Stretford is the location of the property. Is there any guidance you can impart?

Flying freeholds in Stretford are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stretford 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 Stretford may ascertain 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.