I am under pressure from the mortgagee in possession of a property in Crick to complete within four weeks. What can I do to expedite the legal process?

First, If the seller is applying time constraints for your conveyancing we would recommend that your conveyancer is familiar with the area as they will benefit local relationships and knowledge. It is possible that they would have handled otherhomes in the same road. You would be best advised to use a Crick conveyancing solicitor. Second, ensure that the lawyer is on the lender panel. It is estimated that just under twenty per cent of Crick conveyancing deals are frustrated or derailed after finding out that a purchaser’s lawyer was not on their mortgage lender’s panel. In many cases this discovery resulted in the conveyancing being frustrated by an average of three weeks. It is estimated that this issue impacts approximately 100,000 home moves annually. Many Crick conveyancing practices can not represent certain mortgage companies so do check at the outset.

I had a mortgage agreed in principle with Yorkshire BS. Crick conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?

There is no definitive answer here. Have Yorkshire BS done the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have decided to exercise my right to buy my property in Crick off the council. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

Intending to buy a flat in Crick. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Crick conveyancing practitioner is on the Virgin Money conveyancing panel.

It has been 4 months since my purchase conveyancing in Crick took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing my first flat in Crick with the aid of help to buy. The builders would not budge the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not disclose to my conveyancer about this extras as it would affect my loan with the bank. Do I keep my lawyer in the dark?.

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.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. Crick is where the house is located. What do you suggest?

Flying freeholds in Crick are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crick you must be sure that your lawyer goes 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 Crick 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 premises.