Me and my partner are purchasing a 1 bedroom apartment in Undy with a mortgage. We wish to retain our Undy solicitor, however the mortgage company advise he's not on their "panel". It appears that we have little choice but to instruct one of the bank panel firms or retain our Undy property lawyer and pay for one of their panel ones to represent them. We feel that this is unjust; are we not able to demand that the bank use our Undy conveyancer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Undy conveyancing lawyer to apply to be on the conveyancing panel.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Undy?

There are two types of lawyers who can perform conveyancing in Undy namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the sale or acquisition of property. Both are duty bound to handle Undy conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that the requirements and steps should be accurately attended to.

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

As your lender is TSB your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to TSB where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Undy.

I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Undy solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Undy surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Undy?

Many commercial conveyancing solicitors in Undy will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Undy. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Undy.

For each commercial conveyancing transaction in Undy it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Undy commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Undy.

I'm buying my first flat in Undy with a loan from Yorkshire Building Society. The sellers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not to tell my solicitor about this extras as it will affect my loan with the lender. Is this normal?.

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.

I am using a search engine for the words on line conveyancing in Undy it shows results of numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?

The preferential method of seeking a suitable conveyancer is through a trusted recommendation, so seek the opinion of friends and family who have acquired a property in Undy or the respected estate agent or mortgage broker. Fees for conveyancing in Undy differ, so it's sensible to secure a minimum of four fee estimates from varying types of companies. Be sure to obtain confirmation what costs in the quote includes.