My lawyer has uncovered a a legal deficiency with the lease for the property we are purchasing in North Somerset. The other side have suggested title insurance as a solution. We are content with insurance and will pay for it. Our solicitor says that he must check that the mortgage company is content with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

What does a local search inform me regarding the property my wife and I purchasing in North Somerset?

North Somerset conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search is essential in every North Somerset conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I am purchasing a new build house in North Somerset with a mortgage from Leeds Building Society. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about the extras as it will impact my mortgage with Leeds Building Society. Should I keep quiet?.

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 property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. North Somerset is where the house is located. Can you shed any light on this issue?

Flying freeholds in North Somerset are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Somerset you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Somerset 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 property.

I'm converting the mortgage on my current property to a buy to let loan with Santander and intend to use the remaining equity as a down payment on another property. The location we are interested in is North Somerset. Will your solicitors be able to act for the two banks and tie in the two deals?

Make use of our comparison tool on this site to be sure that the lawyers are on the relevant lender panels. On the basis that they are the conveyancer should be able to connect the two transactions but you should have a chat with you solicitor and make clear your expectations and needs.