Is the fact that my conveyancer in Lymm is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his work?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Lymm conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I am buying a new build house in Lymm with a mortgage from . The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about this deal as it could jeopardize 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 two weeks back in what should have been a quick, chain free conveyancing. Lymm is where the house is located. Can you shed any light on this issue?

Flying freeholds in Lymm are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lymm you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lymm 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 residence.

My step-father has encouraged me to instruct his conveyancing solicitors in Lymm. Should I use them?

There are no two ways about it the best way to find a conveyancing solicitor is to get guidance from friends or relatives who have used the solicitor that you are are thinking of instructing.

I acquired a 2 bed flat in Lymm, conveyancing was carried out 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Lymm with over 90 years remaining are worth £165,000. The ground rent is £45 levied per year. The lease finishes on 21st October 50

You have 50 years unexpired the likely cost is going to be between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.