It has come to my attention via my lender that my Carmel property lawyer is not on the mortgage company Solicitor panel. What can I do to check?

You need to call your Carmel lawyer directly. You lawyer should notify you of the situation. If they are not on the panel they may be able to suggest a Carmel conveyancing firm that is on the conveyancing panel for your bank.

A friend advised me that where I am buying in Carmel I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard Carmel conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Carmel around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Carmel Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Carmel Education with plans and statistics, Local Amenities and other useful data about Carmel.

I am buying a new build house in Carmel with the aid of help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my conveyancer about this deal as it could jeopardize my loan with Halifax. Should I keep quiet?.

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.

I decided to have a survey completed on a property in Carmel ahead of instructing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend refuse to issue a mortgage on this type of home.

It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Carmel. Conveyancing may be slightly more expensive based on your lender's requirements.

My father has recommend that I appoint his conveyancers in Carmel. Should I find my own solicitor?

Much as we are happy to recommend a Carmel conveyancing lawyer the best way to choose a conveyancing lawyer is to seek recommendations from friends or family who have actually previously instructed the conveyancer you're contemplating using.