I can't travel far from Peasedown St John. Is there a reason why all Peasedown St John property lawyers are not on all mortgage company panels?

A decade ago most lenders exhibited an approach to risk which is different than today. The FSA in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, banks have since soughtmore information from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of amount of transactions the lenders required.

My house in Peasedown St John is up for sale and I have a buyer. Does my lawyer have to be on the Kent Reliance conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

I am helping my sister sell her property in Peasedown St John. Will the conveyancer commission the EPC or it is for the owner to see to?

After the demise of Home Information Packs, energy assessments was kept a mandatory component of selling a property. An energy assessment needs to be to hand in advance of the property being placed on the market. This is not as aspect of the sale process that law firms ordinarily organise. Where you are using a Peasedown St John conveyancing solicitor they may be able to arrange energy performance certificates due to their contacts with long established local providers

Have just purchased a repossessed house at auction in Peasedown St John. Conveyancing is required. What happens now?

Now that you are legally bound yourself to purchase you now have to instruct a conveyancing practitioner as a matter of urgency as you are facing a fast approaching deadline in which to complete the deal. Every auction property will ordinarily have an associated auction pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in place to complete on the date specified in the contract.

This question may be naive but I am unseasoned as a first time purchaser of a garden flat in Peasedown St John. Do I collect the keys to the property on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Peasedown St John?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

It has been 2 months since my purchase conveyancing in Peasedown St John concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build house in Peasedown St John with a mortgage from Barclays Direct. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about the deal as it would put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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.