IfI was to buy a freehold homein Wheatley for cash and dispense with a survey and no local authority searches how much should I expect to have to pay for conveyancing in Wheatley?

Any savings you would make will be isolated to the disbursement for searches. The property lawyer still got to do everything else - money laundering, liaising with the sellers lawyer, stamp duty return, register the title etc. You might save a bit for them not having to register a charge however it will not be meaningful.

We had selected conveyancing lawyers locally in Wheatley on the Clydesdale solicitor approved list. They are now charging me a supplemental charge for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. This fee is not set by Clydesdale but by your Wheatley conveyancing practitioner. Numerous firms on the Clydesdale panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.

My husband and I have organised a further advance on our mortgage from Bank of Ireland as we wish to carry out alterations to our home in Wheatley. Are we obliged to appoint a nearby Wheatley solicitor on the Bank of Ireland conveyancing panel to handle the paperwork?

Bank of Ireland don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being difficult. The Wheatley solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.

I'm purchasing a new build house in Wheatley benefiting from help to buy. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not disclose to my lawyer about this side-deal as it could put at risk my mortgage with the bank. Is this normal?.

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.

Due to the advice of my in-laws I had a survey completed on a property in Wheatley in advance of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some banks may not give a mortgage on a flying freehold premises.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wheatley. Conveyancing will be smoother if you use a solicitor in Wheatley especially if they are familiar with such properties in Wheatley.

I need to review quotes for conveyancing in Wheatley from various conveyancer and decide on one. Am I right to ask them to hold tight until I have found somewhere to purchase.

You should only ask your solicitor to open a file and submit searches after the offer has been accepted on the property especially as Wheatley conveyancing searches are costly.