My partner and I are acquiring our first property. Our lawyer has calledto see if we wish to order supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Ulceby

The scope of Ulceby conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your general approach to risk. What is important is that you adequately appreciate what information the searches could supply. Then you can decide if you personally think you need that search. If unclear, ask the conveyancing practitioner to advise.

Finally the sale completed on my house in Ulceby last February yet the purchaser is whats apping every few hours to say his solicitor needs to hear from myconveyancer. What should my lawyer have done now that I have sold?

Following your house sale your lawyer should deliver the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer must also send confirmation that the mortgage has been paid off to the purchasers lawyers. There is unlikely to be post completion requirements unique to conveyancing in Ulceby.

I am purchasing my first flat in Ulceby with a mortgage from Virgin Money. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my lawyer about this side-deal as it will adversely affect my mortgage with the lender. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Ulceby is the location of the property. What do you suggest?

Flying freeholds in Ulceby are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ulceby you would need to get your solicitor to go 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 Ulceby 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 property.

My mortgage broker has recommended their property lawyer for my conveyancing in Ulceby - won’t it be easier to just use them?

It is worth checking if the selling agent is recommending a conveyancer or introducing to a solicitor. There are plenty of Ulceby selling agents who recommend two or three Ulceby conveyancing firms purely based on those lawyers offering a great service.