Unfortunately I am unable to travel far from Valley. Is there a reason why all Valley solicitors aren't automatically on all mortgage company panels?

Even though it may seem unfair for lenders to limit who can represent them, from the public’s or conveyancer’s point of view, the flip side is that mortgage companies are becoming ever more anxious and feel it crucial to shield themselves against illegal activities. As a consequence of this concern mortgage companies have restricted their conveyancing panel to a size that they are happy to control.

We are planning on selling our property in Valley and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing practice rather than a conveyancing solicitor in Valley. Having lived in Valley for many years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Me and my brother have a 4 bedroom Edwardian property in Valley. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same address. Is it worth asking Norwich and Peterborough Building Society to clarify?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Valley and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who carried out the work.

I'm purchasing a new build house in Valley with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not reveal to my lawyer about this deal as it could jeopardize my loan with National Westminster Bank. 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.

We are 3 weeks into a residential purchase having been directed to solicitors by the estate agent to do our conveyancing in Valley. I am not happy. Can you you assist me in finding new lawyers?

A solicitor would have to be very poor to suggest changing them. Has your loan offer been issued? In the event that it has you will need to make them aware of the new conveyancer and get the loan are re-issued. The conveyancer needs to be on the lenders approved list to avoid added fees and delays. That should be your starting point. The search tool can help you find a bank approved conveyancer for your conveyancing in Valley