I am getting a offer of a home loan from Lloyds. My intention is to employ the services of a Licensed Conveyancer in Acle. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

We are nearing an exchange on a flat in Acle and my mum and dad have transferred the 10% deposit to my conveyancer. I am now told that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my bank. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?

The lawyer is legally required to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.

Will commercial conveyancing searches disclose impending roadworks that could affect a commercial property in Acle?

Many commercial conveyancing solicitors in Acle will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Acle. The search result sets out definitive data 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 Acle.

For each commercial conveyancing transaction in Acle 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 may result in delays to Acle commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Acle.

My husband and I are new on the property ladder - agreed a price, but the property agent informed us that the owners will only issue a contract if we use their preferred solicitors as they want an ‘expedited deal’. We would rather use a family conveyancer who is familiar with conveyancing in Acle

It is highly unlikely the vendors are behind this. Should the vendor require ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your own,trusted Acle conveyancing solicitors - as opposed tothe ones that will provide the negotiator at the agency a kickback or meet his conveyancing targets set by senior management.

I have just started marketing my garden apartment in Acle.Conveyancing is yet to be initiated but I have recently received a yearly service charge invoice – Do I pay up?

It best that you pay the service charge as usual given that all ground rent and maintenance invoices will be apportionedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process