I am purchasing a house and require a conveyancing solicitor in Manselton who is on the Alliance & Leicester conveyancing. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Manselton. We dont recommend any particular firm.

My uncle informed me that in buying a property in Manselton there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?

There are anumerous of properties in Manselton which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Manselton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My wife and I purchasing a 3 bedroom semi in Manselton. Our aim is to carry out a loft conversion at the property.Will legal investigations on the property include checks to determine if these works are prohibited?

Your property lawyer will check the registered title as conveyancing in Manselton can sometimes reveal restrictions in the title documents which restrict categories of changes or necessitated the consent of another owner. Many works call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

Coventry BS have agreed my mortgage in principle, my bid on a house in Manselton has been accepted, now what?

Your property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s panel). Telephone Coventry BS or the financial adviser and complete any relevant forms. Coventry BS will appoint a valuer who will get in contact with the selling agent or vendor to book an appointment. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Coventry BS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Manselton.

I'm purchasing a new build house in Manselton with a loan from Bank of Scotland. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about this side-deal as it will put at risk my mortgage with Bank of Scotland. 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.

We are 3 weeks into a residential purchase having been recommend to solicitors by the high street agent to execute conveyancing in Manselton. We are not happy. Can you help me find new conveyancers?

A solicitor would have to be very poor in order to consider diss instructing them. Has your mortgage been generated? In the event that it has you will need to advise them of the new contact details and have the offer are re-sent. Your new solicitor ideally needs to be on the banks approved list to avoid escalating charges and delays. That should be your starting point. The search tool should help you find a bank approved solicitor for your conveyancing in Manselton

My son is about to join the property ladder, he had his mortgage in principle. When the seller agreed the offer on the house we rang the building society to issue the formal offer. We were disappointed to hear that mortgage lenders do not accept all solicitor, they have to be on a list, is this correct?

Banks normally restrict either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Manselton lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.