My partner and I are buying a newly built apartment in Oswaldtwistle and my conveyancer is telling me that she is duty bound to the bank to reveal incentives from the seller. I am on a tight deadline to exchange contracts and I don't want to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

My brother-in-law has suggested I instruct a conveyancing solicitor in Oswaldtwistle. I I would like to check if they are on the Barclays conveyancing panel. Can you assist?

The first thing to do is call your lawyer and ask them whether they are on the lender panel. Otherwise please call Barclays who may be able to help.

I am buying a new build house in Oswaldtwistle with a loan from Yorkshire Building Society. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about this extras as it would jeopardize my mortgage with Yorkshire Building Society. Do I keep my lawyer in the dark?.

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've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Oswaldtwistle is where the house is located. Can you shed any light on this issue?

Flying freeholds in Oswaldtwistle 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 Oswaldtwistle you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oswaldtwistle 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.

Do I have to pop into the offices of the bank conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Oswaldtwistle so that I can attend their offices if required.

Whereas this was necessary 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Oswaldtwistle.