My husband and I are acquiring a newly built apartment in Wennington and my solicitor is telling me that she has to the bank to reveal incentives from the seller. I am nearing the developer’s deadline to sign contracts and I would rather not prolong deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Have just purchased a probate house at auction in Wennington. Conveyancing is required. What is next?

Having legally committed yourself to purchase you must choose a conveyancing solicitor soon as you will have a fast approaching a drop dead date to complete the property. Every auction property will have a corresponding auction set of papers. This will likely include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.

My solicitor has informed me that missing deeds insurance is required on my purchase. What is the level of cover for Wennington conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

After months of negotiation I have agreed a price on a house in Wennington. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Soon after, the property lawyer called me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have been recommended by numerous selling agents in Wennington to get a quote from a solicitor on your site. Is there a financial advantage for Estate Agents to promote your lawyers over a competitor’s?

We refuse to make any referral fee for directing people to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

We are a couple of weeks into a freehold purchase having been referred to conveyancers by the estate agent to execute conveyancing in Wennington. I am am very frustrated with the level of service. Could you help me find new lawyers?

A lawyer would have to be very poor to suggest replacing them. Has the loan offer been issued? In the event that it has you will need to make them aware of the new contact details and ensure the mortgage documents are issued to the new lawyers. The conveyancer needs to be on the lenders panel to avoid escalating fees and complications. That should be your starting point. Our find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in Wennington

My husband and I accepted an offer on a Wennington ground floor flat we inherited seven years ago in 2009. I have over a decades worth of conveyancing experience and, now retired, intend to undertake the conveyancing. The buyer's conveyancing practitioner has informed me that their building society will not allow you to do your own conveyancing as they require the funds to be transferred to a solicitor's bank account.

Mortgage requirements to property lawyers from all mainstream lenders specify that If the vendor is not legally represented the borrower's lawyers should check whether the bank needs to be informed so that a decision can be reached as to whether or not they are prepared to progress.