Having sold my house in Arnside last January yet the purchaser is e-mailing every few hours complaining that his conveyancer needs to hear from mylawyer. What should my lawyer have done now that I have sold?

Following your disposal your conveyancer should send the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also send confirmation that the home loan has been redeemed to the buyers conveyancers. There are no post completion tasks just for conveyancing in Arnside.

I'm buying my first flat in Arnside with a mortgage from Coventry Building Society. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not reveal to my conveyancer about this side-deal as it may jeopardize my mortgage with Coventry Building Society. 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 element on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Arnside is the location of the property. What do you suggest?

Flying freeholds in Arnside are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Arnside you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Arnside may determine 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 residence.

Are there any apps to assist me to search for a Arnside solicitor on the TSB conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the conveyancer.

You can use the tool on this website. Please choose the lender and your location and you will see a number of Arnside conveyancing lawyers locally. We have listed some Arnside conveyancing firms at the bottom of this page and you can call them to check if they are on the TSB member panel

My partner and I are acquiring a first floor flat in Arnside. At the time of instructing our conveyancer, they assured us that they were on all mainstream mortgage company panels. The mortgage broker called yesterday to advise that they don't appear to be on the TSB approved list. Were it to be true, what should we do? Should we simply find a new conveyancer that is on their panel or should we cover the costs for dual representation, with TSB selecting their own approved property lawyer.

When buying a property with mortgage finance it is usual for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to fulfill. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call TSB to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on TSB's conveyancing panel and you may continue to use your own Arnside solicitors, in which case it will likely add costs, and it may delay matters as you are adding another solicitor into the equation.