The Coney Hall conveyancing firm handling our Coney Hall conveyancing has discovered an inconsistency when comparing the information in the home valuation report and what is revealed within the legal papers for the property. My lawyer informs me that he is duty bound to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach appropriate?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

My home in Coney Hall is up for sale and I have a buyer. Will the property lawyer have to be on the Nottingham conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

My friend suggested that where I am buying in Coney Hall I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Coney Hall conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Coney Hall around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Coney Hall Education with maps and statistics, Local Amenities and other useful data concerning Coney Hall.

I am buying my first flat in Coney Hall with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about this deal as it will affect my mortgage with the bank. Is this normal?.

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.

Is it simple use the search app to find a conveyancing practitioner in Coney Hall on the approved list for my bank?

Step one is to select a lender such as Lloyds TSB Bank, Coventry Building Society or Godiva Mortgages Ltd then choose your location a common one being Coney Hall. Conveyancing firms in Coney Hall and further afield will then be listed.