I was told today by my broker that my Ash the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be certain if this is indeed the case?

The sensible course of action for you to take is to contact your Ash lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Ash conveyancing firm that is on the approved list of lawyers for your lender.

Would the conveyancing lawyers to be found on your site conduct auction conveyancing in Ash?

There are a few niche lawyers we can put you in touch with those who can conduct auction conveyancing. Ash is one of our areas of in which our lawyers cover.

I am considering applying for a Nottingham mortgage for purchase of a newly converted (under development) in Ash with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?

There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I am buying a new build house in Ash with a mortgage from Santander. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not reveal to my conveyancer about this side-deal as it will impact my mortgage with the bank. Do I keep my lawyer in the dark?.

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 element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Ash is where the house is located. Can you shed any light on this issue?

Flying freeholds in Ash 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 Ash 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 Ash 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 residence.