It has come to my attention via my broker that my Cannington lawyer is not on the lender Solicitor panel. What can I do to be certain whether this is indeed the case?

The best course of action for you to take is to call your Cannington conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a Cannington conveyancing firm that is on the approved list of lawyers for your bank.

My fiancee and I are acquiring our first house. The lawyer has calledto enquire if we want to order supplemental conveyancing searches. Unfortunately we have no idea as to what's relevant for conveyancing in Cannington

The extent of Cannington conveyancing searches depends entirely on the premises, the location, the possibility of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What is important is that you adequately understand what information each search could supply. You may then make a decision if you personally think you need that information. Should you be unclear, ask your lawyer to offer guidance.

I am helping my aunt sell her house in Cannington. Will the solicitor commission the EPC or do I organise this?

Following the abolition of HIPs, energy performance certificates was left as a compulsory element of moving house. An energy performance certificate should be commissioned in advance of the property being marketed. This is not as aspect of the sale process that lawyers normally arrange. Where you are using a Cannington conveyancing lawyer they might be able to arrange energy performance certificates due to their relationships with long established Cannington accredited person

I am buying a detached bungalow in Cannington. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to determine if these works are allowed?

Your property lawyer will review the deeds as conveyancing in Cannington will on occasion identify restrictions in the title documents which restrict certain changes or necessitated the permission of another owner. Certain additions require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

We were going to get a AIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Cannington solicitors on the UBS conveyancing panel, or is it better to go independently?

You will need to appoint Cannington solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

I'm buying my first flat in Cannington benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my solicitor about the extras as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Why is New Build conveyancing in Cannington more expensive?

Conveyancing in Cannington for recently converted or new build properties can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further queries and contractual concerns.