Are you able to vouch for a Norwich and Peterborough Building Society approved Stocksfield conveyancing firm finish our home move within a short deadline? Am I best advised to go for a high street Stocksfield solicitor or a national firm?

We can recommend some very good Stocksfield conveyancing firms. Another option is to visit the main road in Stocksfield. Approach a couple of law practices and ask to speak with a conveyancing solicitor for a costs illustration. Mention your time frames together with your reasons and ask for a commitment on speed. Appoint the one that appears most efficient.

I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Stocksfield with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?

There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

What is the difference between a licensed conveyancer and conveyancing solicitor in Stocksfield

There are many recorded licenced Conveyancers in Stocksfield and Solicitor firms in Stocksfield who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Is it the case that all Stocksfield conveyancing solicitors on the Bank of Ireland conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.

We have agreed to purchase a house in Stocksfield. An unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Yorkshire BS your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Yorkshire BS where a lease fails to satisfy these specifications. The conditions relate to the installation of panels on properties nationwide and is not limited to Stocksfield.

I am purchasing a new build house in Stocksfield benefiting from help to buy. The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my lawyer about the extras as it will put at risk my loan with the lender. Is this normal?.

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 guidance of my in-laws I had a survey completed on a property in Stocksfield ahead of instructing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some banks tend refuse to give a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stocksfield. Conveyancing will be smoother if you use a solicitor in Stocksfield especially if they are accustomed to such properties in Stocksfield.