I am purchasing a newly constructed apartment in Bispham and my solicitor is advising me that she has to the bank to disclose incentives from the builder. The Estate Agents are hassling me to sign contracts and I have no desire to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company 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.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Bispham. My lender is Bank of Ireland
Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/9/2025, the requirements read as follows :
Is it correct that all Bispham CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved solicitors?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Bispham conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My sealed bid on a semi in Bispham has been accepted, but there is a chain. The owners have put an offer on a flat, however it’s not been accepted yet, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Bispham. What do I do now? At what stage should I apply for the mortgage with Nationwide?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, Bispham conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Nationwide conveyancing panel. As to the next stages this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. In a buoyant market many home buyers would apply for the mortgage with Nationwide and arrange for the valuation and only if it was satisfactory would they pay their lawyer to press on with searches.
Various online forums that I have frequented warn that are the main cause of hinderance in Bispham house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Bispham.
I opted to have a survey carried out on a house in Bispham prior to appointing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will refuse to issue a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bispham. Conveyancing will be smoother if you use a solicitor in Bispham especially if they are familiar with such properties in Bispham.