It has come to my attention via my estate agent that my Clowne solicitor is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?

Your first step should be to contact your Clowne conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

Do all mortgage companies provide you with an approved list of Clowne conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?

Clowne conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

Will commercial conveyancing searches disclose impending roadworks that may impact a commercial site in Clowne?

Many commercial conveyancing solicitors in Clowne will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Clowne. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Clowne.

For each commercial conveyancing transaction in Clowne it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Clowne commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Clowne.

I'm buying my first flat in Clowne with a loan from Halifax. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my solicitor about this extras as it will impact my loan 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 have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Clowne is the location of the property. Is there any advice you can give?

Flying freeholds in Clowne are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clowne you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clowne 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 residence.