I am considering applying for a Nottingham mortgage for purchase of a newly converted (under development) in Newton Aycliffe with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?

There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Are all Newton Aycliffe Conveyancing Quality Solicitors on the Skipton conveyancing panel?

Some major lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I had a mortgage agreed in principle with UBS. Newton Aycliffe conveyancing practitioners were selected. How long does it take for UBS to issue the offer to the conveyancer?

There is no definitive answer here. Have UBS completed the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am selling my house. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being a right pain. The Newton Aycliffe solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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 need some quick conveyancing in Newton Aycliffe as I am faced with pressure to complete within 2 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

As you are are a cash purchaser you are at free not to do searches although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Newton Aycliffe the following are examples of what can appear and therefore impact market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...

I am buying a new build house in Newton Aycliffe benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my conveyancer about this side-deal as it would put at risk my mortgage with Leeds Building Society. Should I keep quiet?.

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.

Due to the encouragement of my in-laws I had a survey completed on a property in Newton Aycliffe ahead of appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks may not issue a loan on such a house.

It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Newton Aycliffe. Conveyancing may be slightly more expensive based on your lender's requirements.