The Frodsham conveyancing solicitors that I recently instructed on my house acquisition in Frodsham have without warning closed. I only went with them because I had to have a solicitor on the Coventry BS conveyancing panel and my family Frodsham lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?

If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

I am buying a new build house in Frodsham with a mortgage from Santander. The developers would not reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not inform my conveyancer about this side-deal as it would adversely affect my mortgage with the bank. 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.

I decided to have a survey done on a house in Frodsham in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders will refuse to give a mortgage on such a premises.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Frodsham. Conveyancing will be smoother if you use a solicitor in Frodsham especially if they regularly deal with such properties in Frodsham.

Am I right to be suspicious that third parties that I am dealing with are suggesting a national conveyancing firm rather than a High Street Frodsham conveyancing firm?

As is the case with many service providers, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are lots of people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend lawyers to select. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the endorsement. You have the right to choose your preferred lawyer. However, bear in mind that many banks have an approved list of law firms you are obliged to use for the mortgage aspect of your conveyancing.

I need to retain a conveyancing solicitor for remortgage conveyancing in Frodsham. I happened to land on a web site which looks to be the ideal answer If it is possible to get all this stuff completed via web that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?