Do all mortgage companies provide you with an approved list of Ware conveyancing solicitors? How do you know who is on the Leeds Building Society conveyancing panel?

Ware conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.

I am buying a property in Ware. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

Given that you are obtaining a mortgage with Santander your lawyer must follow the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Santander where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to Ware.

I had an offer accepted on a house in Ware on 2/6/2025, valuation was booked five days after, all came back fine. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Are Nottingham entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

Our sealed bid on a detached house in Ware has been agreed to, but there is a chain. The vendors have put an offer on somewhere, but it’s not yet agreed to, and are looking at other properties booked. I have selected a bricks and mortar conveyancing solicitor in Ware. What should be my next step? When do I get the mortgage application with Virgin Money started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Ware conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the Virgin Money conveyancing panel. As to the next phase this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a rising market some home buyers would apply for the mortgage with Virgin Money and arrange for the valuation and only if it was satisfactory would they pay their solicitor to press on with the conveyancing in Ware.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Ware?

Its becoming the norm that commercial conveyancing solicitors in Ware will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Ware. The search result 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 Ware.

For every commercial conveyancing transaction in Ware it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Ware commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Ware.

I am buying my first flat in Ware with a loan from Barnsley Building Society. The builders would not reduce the price so I negotiated 6k of extras instead. The house builders rep told me not disclose to my solicitor about the deal as it would impact my loan with the lender. Should I keep quiet?.

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.

I need to instruct a conveyancing solicitor for some conveyancing in Ware. I've land on a web site which seems to have the perfect offering If it is possible to get all this stuff done via email that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?