I can't travel far from Bracebridge Heath. Can you please spell out why all Bracebridge Heath solicitors aren't included on all mortgage company panels?

Banks normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a practice must have two or more partners. In addition to restricting the type of firm, some banks made a decision to reduce the number of organisations they permit to represent them. It is worth noting that mortgage companies have no liability for the standard of conveyancing given by any Bracebridge Heath conveyancer on their approved list. Property fraud was a key driver in the culling of conveyancing panels from 2008 notwithstanding that there are differing thoughts concerning the extent of solicitor involvement in some of that fraud. Data from HM Land Registry exposes that thousands of conveyancing organisations only conduct a couple of conveyances annually. Those advocating conveyancing panel cuts question why conveyancing firms should have the right to remain on a lender panel when it is apparent that conveyancing is not their primary expertise?

My lawyer has discovered a a legal deficiency with the lease for the apartment we are buying in Bracebridge Heath. The other side have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancer has advised that he must check that the mortgage company is willing to move forward with this solution. Are we the client or is the lender?

Even though you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. The appropriate lender specifications must be adhered to.

Are the BSA planning on creating a searchable register to list firms on the Earl Shilton BS conveyancing panel for instance in Bracebridge Heath?

We would not expect to be advised of any plans on the part of the BSA to promote such a search facility.

What will a local search reveal about the house we're buying in Bracebridge Heath?

Bracebridge Heath conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays an important role in most Bracebridge Heath conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

I'm purchasing a new build house in Bracebridge Heath with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of extras instead. The estate agent advised me not to tell my solicitor about the extras as it would affect my mortgage with the lender. Do I keep my lawyer in the dark?.

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.