I am buying a newly built apartment in Shenstone and my lawyer is telling me that she has to the lender to reveal incentives from the builder. I am on a tight deadline to exchange and I don't want to delay deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your . A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am considering mortgaging my house in Shenstone, does my lawyer need to be on the Solicitor panel?

In theory, you could use a solicitor that is not on the conveyancing panel, but would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I'm purchasing a new build house in Shenstone with the aid of help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the deal as it may put at risk my loan with the lender. Should I keep quiet?.

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.

Given that I will soon part with 450k on a garden flat in Shenstone I wish to have a conversation with the solicitor regarding thehouse move ahead of giving the go ahead to the firm. Can this be arranged?

Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your property ownership legalities in Shenstone.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Shenstone should be the figure that you are charged.

We are a couple of weeks into a freehold purchase having been directed to a firm by the estate agent to execute conveyancing in Shenstone. I am not happy. Could you you assist me in finding new conveyancers?

They would need to be really bad to suggest replacing them. Has your mortgage been sent? If so you will need to advise them of the new solicitor and have the offer are issued to the new lawyers. Your new solicitor ideally should be on the banks panel to avoid supplemental charges and complications. So that should be your first question of the new conveyancers. The find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Shenstone