How do I check that the solicitor carrying out my conveyancing in Farnworth is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus spending £187.00 plus VAT in further conveyancing fees.

Feel free to take advantage of the search tool on this site. Please choose the mortgage company and type ‘Farnworth’ or your location and you will discover a number of lawyer located in Farnworth or nearest you.

This question may be naive but I am unexperienced as FTB of a ground floor flat in Farnworth. Do I collect the keys to the property on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Farnworth?

On the day of completion you do not need to attend the conveyancers office in Farnworth. Conveyancing lawyers for you will transfer the purchase money to the seller's solicitors, and once they have received this, you will be able to collect the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

My fiancee and I are at the point of looking at flats in Farnworth and I am about to put in an offer. Is it best to have my lawyer on ‘stand by’? I intend to finance via a mortgage with HSBC.

It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are obtaining a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.

I am selling my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being problematic. The Farnworth solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm buying a new build house in Farnworth with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not reveal to my lawyer about this deal as it will affect my mortgage 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.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Farnworth is where the house is located. Is there any guidance you can impart?

Flying freeholds in Farnworth 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 Farnworth you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Farnworth 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 premises.

Given that I will soon part with 450k on a property in Farnworth I would like to have a conversation with the lawyer concerning thehome move ahead of giving the go ahead to the firm. Is this something that you can arrange?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your property ownership legalities in Farnworth.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Farnworth should be the figure that you end up paying.