Completed the sale of my flat in Melling last January but my buyer keeps texting daily complaining that her lawyer needs to hear from mine. What should have happened now that I have sold?

Following your disposal your lawyer should deliver the transfer documentation and all of the paperwork to the purchaser's lawyers. Where relevant, your lawyer should also confirm that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There is unlikely to be post completion formalities just for conveyancing in Melling.

I am purchasing a detached bungalow in Melling. The intention is to carry out a loft conversion at the property.Will the conveyancing process include checks to determine if these alterations are prohibited?

Your solicitor will check the registered title as conveyancing in Melling will occasionally reveal restrictions in the title documents which restrict categories of changes or need the consent of a 3rd party. Some works need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I'm the only beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Melling. The Melling property was put into my name in . I plan to dispose of the house. I do know about the CML six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in . Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many banks would take a practical view as this obligation is primarily there to identify subsales or the wholesaling and assigning of properties.

I am selling my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being problematic. The Melling solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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 am purchasing a new build house in Melling benefiting from help to buy. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my lawyer about the deal as it may put at risk my loan 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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Melling is where the house is located. Can you shed any light on this issue?

Flying freeholds in Melling are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Melling you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Melling 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 property.

Am I right to be wary about 3rd parties that I am dealing with are suggesting a national conveyancing firm as opposed to a local Melling conveyancing company?

As with many service providers, often suggestions from connections can be worth their weight in gold. Nevertheless there are many people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all put forward solicitors to instruct. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the endorsement. You are at liberty to select your preferred conveyancer. You need to be aware that the majority of lenders specify a panel list of conveyancers you must use for the mortgage related work in your house move.