Am I correct in assuming that the fact that my solicitor in Wick is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?

That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Wick conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We're in Wick, First timers purchasing with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I'm purchasing a new build house in Wick benefiting from help to buy. The sellers refused to reduce the price so I negotiated 6k of extras instead. The sale representative suggested that I not to tell my solicitor about the side-deal as it may affect my loan with . Do I keep my lawyer in the dark?.

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 appoint a conveyancing solicitor for residential conveyancing in Wick. I've stumble upon a site which looks to be the perfect answer If there is a chance to get all this stuff completed via email that would be ideal. Do I need to be wary? What should out be looking out for?

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?

I own a leasehold flat in Wick. Conveyancing was completed in 21012. I have been told that I should not allow the lease length fall too short. Is this correct?

Wick domestic long term leases are for a fixed period - usually just under one hundred years when they started. However many appartments in Wick were built or converted in the 70’s80’s and so such leases now have less than eighty years remaining. That may sound like a long time however Banks, Building Societies and other mortgage institutions tend to need leases to have a minimum of 75 years left to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are nearing eighty years. To increase the marketability of your property you should be considering whether to extend your lease long before you come to sell it. Furthermore significant benefits to doing so before the lease hits eighty years as when the lease is below eighty years the premium to be paid to extend starts to escalate.