IfI was to purchase a straightforward housein Heanor for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Heanor?

Any savings you would achieve will be limited to the Heanor conveyancing searches. A lawyer is required to do the vast majority of work - money laundering, correspond with the sellers conveyancing practitioner, SDLT return, register the property etc. A slight saving might be made by not having to register a charge but it will not be a lot.

When it comes to mortgage companies such as TSB, do Heanor property lawyers face an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

The mortgage over my property is with Aldermore for my property in Heanor. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

Aldermore must be informed of your intention prior to renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Heanor bank branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Heanor conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

The conveyancer must follow the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Heanor? or Apparently there is a law dating back centuries that could mean that owners of property residing in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Heanor?

Unless a prior acquisition of the property completed post 12 October 2013 you can take it that lawyers handling conveyancing in Heanor to continue to advocate a chancel search and or insurance against a claim.

I'm buying my first flat in Heanor benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The estate agent told me not disclose to my solicitor about the extras as it may put at risk my mortgage with the lender. 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Heanor is the location of the property. What do you suggest?

Flying freeholds in Heanor are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Heanor 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 Heanor may ascertain 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.