My Essington conveyancer has identified a difference between the surveyor’s assumptions in the valuation survey and what is in the legal papers for the property. My lawyer informs me that he is obliged to check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s course or action right?

Your must comply with the UK Finance Lenders’ Handbook provisions 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.

We're in Essington, First time buyers purchasing with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

If you had a top tip for choosing a conveyancing solicitor in Essington what would it be?

It would be unwise to be tempted by the lowest Essington conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am assisting my sister sell her house in Essington. Will the conveyancing solicitor commission the energy assessment or should I organise this?

Following the abolition of Home Packs, EPC’s was left as a mandatory component of moving property. An energy assessment should be to hand before the property is advertised. It is not something that solicitors ordinarily arrange. Where you are instructing a Essington conveyancing solicitor they might be willing to arrange energy performance certificates given their contacts with long established local assessors

Is there a list of panel solicitors in Essington on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings open the public over the internet. If you are seeking to appoint a Essington on the please use our tool.

My wife and I purchased a 4 bedroom Georgian property in Essington. Conveyancing lawyer represented me and . I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Essington and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who conducted the purchase.

I am purchasing a new build house in Essington with a mortgage from . The sellers refused to budge the amount so I negotiated £7000 of extras instead. The house builders rep advised me not inform my conveyancer about the extras as it may impact 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.