Having sold my house in Rawtenstall last March yet the purchaser is telephoning every few hours to say his lawyer needs to hear from mylawyer. What should my lawyer have done following completion?

After completion of your house sale your solicitor is duty bound to deliver the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where relevant, your lawyer should also evidence that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion formalities specific conveyancing in Rawtenstall.

We are purchasing a victorian detached house in Rawtenstall. The intention is to an extension at the rear at the house.Will the conveyancing process include enquiries to determine if these alterations are prohibited?

Your solicitor should review the registered title as conveyancing in Rawtenstall will on occasion reveal restrictions in the title documents which restrict categories of alterations or necessitated the consent of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Rawtenstall bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Rawtenstall conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I was told two weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Rawtenstall is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm purchasing a new build house in Rawtenstall benefiting from help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my conveyancer about the extras as it will impact my mortgage with the bank. Should I keep quiet?.

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 issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Rawtenstall is where the house is located. Is there any advice you can give?

Flying freeholds in Rawtenstall are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rawtenstall you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rawtenstall 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 property.

Is it best to instruct a Rawtenstall conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can handle the legal formalities however her office is over three hundred miles away.

The benefit of a local Rawtenstall conveyancing firm is that you can visit the firm to execute paperwork, deliver your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were happy that should surpass using an unknown Rawtenstall conveyancing solicitor solely due to them being based in the area.