I am expecting a mortgage with Lloyds. My intention is to enlist the help of a Licensed Conveyancer in Idle. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

Are the BSA planning on creating a online directory to to identify solicitors on the Darlington Building Society conveyancing panel for example in Idle?

We would not expect to be advised of any intention on the part of the BSA to develop such a tool.

Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in Idle 5 years ago have long since closed. What are my options?

Gone are the days when you need to have the physical deeds to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.

I'm buying my first flat in Idle benefiting from help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my solicitor about this side-deal as it will put at risk my loan with the bank. Is this normal?.

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.

I have been advised by three or four local property agents in Idle to get a quote from a solicitor on your site. What’s the financial incentive for Estate Agents to recommend your site rather than alternative conveyancing organisations?

We don’t offer any financial incentive for sending work in our direction. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.