We are hoping to buy a newly converted apartment in Eccleshall with a residential mortgage from Godiva Mortgages Ltd.We have a Eccleshall conveyancing solicitor but Godiva Mortgages Ltd informed us her practice is not on their approved list of firms. We have to appoint a Godiva Mortgages Ltd panel lawyer or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Godiva Mortgages Ltd use our lawyer?

No, not really. The loan issued to you contains various provisions, one of which will be that lawyers needs to be on the Godiva Mortgages Ltd approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Godiva Mortgages Ltd

My wife and I are buying a property in Eccleshall. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to deposit our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We expect to receive a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Eccleshall solicitors on the Co-operative conveyancing panel, or is it better to go independently?

You will need to appoint Eccleshall solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being pedantic. The Eccleshall solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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 require expedited conveyancing in Eccleshall as I am faced with pressure to exchange contracts inside 4 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

As you are are a mortgage free buyer you have the choice not to have searches conducted although no solicitor would suggest that you don't. With lots of history conveyancing in Eccleshall the following are examples of what can appear and therefore affect future mortgageability: Enforcement Notices, Outstanding Charges, Overdue Grants, Railway Schemes,...

I am purchasing a new build house in Eccleshall with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about this deal as it would affect my loan 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.

I am selling my house. My past conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Eccleshall if that affects matters.

You should use our search tool to help you find a solicitor for your conveyancing in Eccleshall. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.