I require conveyancing for a flat in a fairly new development (seven years old) in Rayners Lane. 95% of the properties are already occupied. Is it really necessary to order local searches for my conveyancing in Rayners Lane?

You are putting yourself at risk in refusing to carrying out Rayners Lane conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that you have them. If time pressures and cost are primary issues you should consider with your conveyancer about the viability of search insurance

Are the BSA intent on creating a searchable register to to identify practices on the conveyancing panel for example in Rayners Lane?

We have not been informed any intention on the part of the BSA to develop such a register.

Can you point me to a directory of panel solicitors in Rayners Lane on the Building Society Association’s Website?

No. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings available online. If you are looking for a Rayners Lane on the please make the most of our facility.

Is it the case that all Rayners Lane solicitors on the conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.

have agreed my home loan in principle, my bid on a flat in Rayners Lane has been accepted, what are the next steps?

Your estate agent will need to be advised as to your 's details (make sure the are on the lender’s approved list). Contact or the broker and complete any appropriate documentation. will appoint a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. will send the offer to you and your . The transaction will then take it’s course according the nature and complexity of the conveyancing in Rayners Lane.

I used Action Conveyancing a few years ago for my conveyancing in Rayners Lane. Now, I need the documents however the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rayners Lane of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build house in Rayners Lane with a mortgage from . The developers would not reduce the amount so I negotiated 6k of additionals instead. The property agent suggested that I not reveal to my lawyer about the extras as it could jeopardize my loan with . 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.