Some advice if I may. My South Petherton and Lambrook conveyancer is assuring me that she is duty bound toconduct South Petherton and Lambrook conveyancing searches resulting from the fact thatthe firm are on the Nat Westconveyancing panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out South Petherton and Lambrook conveyancing searches.

Are the South Petherton and Lambrook conveyancing solicitors identified as being on the TSB conveyancing panel, together with their details provided by TSB?

South Petherton and Lambrook conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.

I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a South Petherton and Lambrook solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

The formalities of my purchase has taken place for my property in South Petherton and Lambrook. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Skipton have agreed my home loan in principle, my offer on a flat in South Petherton and Lambrook has been accepted, now what?

Your property agent will need to be advised as to your conveyancing practitioner's details (make sure the lawyers are on the bank’s panel). Contact Skipton or your financial adviser and complete any appropriate documentation. Skipton will sellect a valuer who will get in contact with the estate agent or vendor to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Skipton 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 South Petherton and Lambrook.

I am purchasing my first flat in South Petherton and Lambrook with a loan from Alliance & Leicester . The developers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my conveyancer about this side-deal as it would impact my mortgage 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.

Having had my offer accepted I require leasehold conveyancing in South Petherton and Lambrook. Before I set the wheels in motion I require certainty as to the remaining lease term.

Assuming the lease is recorded at the land registry - and almost all are in South Petherton and Lambrook - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

South Petherton and Lambrook Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying

Where a South Petherton and Lambrook lease has fewer than eighty years it will have adverse implications on the marketability of the apartment. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most South Petherton and Lambrooklease extensions you would be required to have been the owner of the premises for 24 months before you are entitled to extend the lease. How much is the service charge and ground rent on the apartment? What prohibitions are contained in the South Petherton and Lambrook Lease?