My wife and I have recently appointed a conveyancing solicitor in Elm Park. I I am struggling to find out whether they are accepted on the The Mortgage Works conveyancing panel. Can you help?

You should contact your lawyer and enquire if they can act for the bank. Alternatively you can call The Mortgage Works who may be able to assist.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who conducted the conveyancing in Elm Park 10 years ago have long since closed. What are my options?

Assuming the title is registered the information relating to your proprietorship will be retained by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, locate your house and order up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

I'm buying my first flat in Elm Park with a loan from Nationwide Building Society. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep advised me not to tell my solicitor about this deal as it may put at risk my loan with Nationwide 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.

I opted to have a survey completed on a property in Elm Park in advance of appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders may not issue a loan on this type of home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Elm Park. Conveyancing may be slightly more expensive based on your lender's requirements.

Do I cancel the direct debit for my mortgage with Barclays once a completion date for my home sale in Elm Park has been set?

No, you should continue meeting any mortgage sums to Barclays pending the mortgage being paid off on completion as part of your Elm Park conveyancing.