I am getting closer to an exchange on a house in Audenshaw and my mum and dad have sent the exchange deposit to my conveyancer. I am now told that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?

The conveyancing practitioner is obliged to clarify with mortgage company to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I am purchasing a flat and require a conveyancing solicitor in Audenshaw who is on the Nationwide Building Society approved. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Audenshaw. We dont recommend any particular firm.

Should our conveyancer be raising enquiries regarding flooding during the conveyancing in Audenshaw.

Flooding is a growing risk for conveyancers dealing with homes in Audenshaw. There are those who buy a property in Audenshaw, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that can be initiated by the buyer or by their lawyers which should give them a better understanding of the risks in Audenshaw. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out whether the premises has ever been flooded. If the property has been flooded in past which is not revealed by the vendor, then a buyer could issue a legal claim for losses as a result of such an incorrect reply. A buyer’s conveyancers will also commission an enviro search. This will reveal if there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I am purchasing a new build house in Audenshaw with a loan from The Mortgage Works. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about this side-deal as it may affect my mortgage with the lender. Do I keep my lawyer in the dark?.

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 element on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Audenshaw is the location of the property. Can you shed any light on this issue?

Flying freeholds in Audenshaw are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Audenshaw you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Audenshaw 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.