I can't travel far from Kirby Muxloe. What is the rationale as to why all Kirby Muxloe solicitors are not on all bank panels?

Even though it may seem unfair for mortgage companies to limit who can act for them, from the public’s or conveyancer’s point of view, the the contrary view is that lending institutions are increasingly anxious and consider it necessary to protect them against illegal activities. As a consequence of this concern lenders have restricted their conveyancing panel to a manageable size.

Our son is in the process of securing a new build apartment in Kirby Muxloe with a mortgage from Aldermore. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

What is the difference between a licensed conveyancer and conveyancing solicitor in Kirby Muxloe

There are many recorded licenced Conveyancers in Kirby Muxloe and Solicitor partnerships in Kirby Muxloe who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We previously instructed solicitors with offices in Kirby Muxloe on the Yorkshire BS solicitor panel. They have just billed me a separate sum for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. The charge is not dictated by Yorkshire BS but by your Kirby Muxloe solicitor. Some firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee and others do not.

Can I be sure that the Kirby Muxloe conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Kirby Muxloe seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your conveyancing.

I acquired my flat on 7 May and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Kirby Muxloe said it would be registered in less than a month. Are titles in Kirby Muxloe particularly slow to register?

There is nothing unique when it comes to conveyancing in Kirby Muxloe registration formalities. Rather than based on location, timeframes can vary subject to the party submitting the application, whether it is in order and if the Land registry need to notify any other persons or bodies. At present approximately 80% of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs once the purchaser is living at the premises so registration formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

I am purchasing my first flat in Kirby Muxloe with a loan from Coventry Building Society. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my conveyancer about the deal as it would put at risk my loan with Coventry Building Society. 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.