My father advised me that in buying a property in Stanwick there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of a number of properties in Stanwick which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Stanwick should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with Nationwide for my property in Stanwick. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?

Nationwide must be informed of your intention before renting your property as this is likely to be a breach of Nationwide’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 Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.

Completion of my remortgage has taken place for my property in Stanwick. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Me and my brother purchased a 4 bedroom Edwardian house in Stanwick. Conveyancing solicitor represented me and Yorkshire Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching address. Is it worth asking Yorkshire Building Society to clarify?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stanwick and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who conducted the purchase.

I'm buying a new build house in Stanwick with a mortgage from Barnsley Building Society. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my conveyancer about this deal as it would jeopardize my mortgage with the lender. 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 put an offer in last month in what was supposed to be a simple, chain free conveyancing. Stanwick is the location of the property. Can you offer any opinion?

Flying freeholds in Stanwick are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stanwick 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 Stanwick may determine 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.

As co-executor for the estate of my aunt I am disposing of a property in Swansea but reside in Stanwick. My solicitor (who is 250 kilometers awayhas requested that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in Stanwick to attest this legal document for me?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Stanwick