We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather use a high street conveyancing solicitor in Bewdley?

Do check but the chances are that allocate you one of their panel conveyancers should you take up the "fee-free" deal. Call the mortgage company and check if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Bewdley.

We previously appointed conveyancers based in Bewdley on the Lloyds solicitor approved list. They have just invoiced me an additional fee for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?

Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. The charge is not dictated by Lloyds but by your Bewdley property lawyer. Some firms on the Lloyds panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.

My fiancee and I are in the process of looking at apartments in Bewdley and I am about to put in an offer. Is it best to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Coventry BS.

It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.

I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being pedantic. The Bewdley solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I purchased a semi-detached Victorian property in Bewdley. Conveyancing practitioner represented me and National Westminster Bank. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching address. Is it worth asking National Westminster Bank 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 Bewdley 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 mortgage companies. You can also enquire as to the position with your conveyancing solicitor who conducted the purchase.

I'm buying a new build house in Bewdley with a mortgage from Skipton Building Society. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about this extras as it could impact my loan with the lender. Is this normal?.

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 am looking to sell my house. My past solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Bewdley if that makes things easier.

You should use our search tool to help you choose a solicitor for your conveyancing in Bewdley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.