My mortgage broker says he needs my Cheslyn Hay solicitor’s panel reference for the Santander conveyancing panel. What is the best way to find this out. I have called my local Cheslyn Hay office but they don't know it.

You are best placed to get this information from your Cheslyn Hay property lawyer . Most Cheslyn Hay law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

The Cheslyn Hay conveyancing lawyers that I appointed last week on my house acquisition in Cheslyn Hay have without warning shut down. I only went with them because I needed a lawyer on the Nottingham conveyancing panel and my previous Cheslyn Hay lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

Do commercial conveyancing searches disclose proposed roadworks that may impact a commercial site in Cheslyn Hay?

Its becoming the norm that commercial conveyancing solicitors in Cheslyn Hay will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Cheslyn Hay. The search result provides 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 Cheslyn Hay.

For each commercial conveyancing transaction in Cheslyn Hay it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Cheslyn Hay commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Cheslyn Hay.

I'm buying my first flat in Cheslyn Hay benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The property agent advised me not inform my solicitor about the side-deal as it would jeopardize my loan with the lender. 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 am looking for a leasehold apartment up to £305k and found one close by in Cheslyn Hay I like with amenity areas and station nearby, the downside is that it only has 52 years on the lease. There is not much else in Cheslyn Hay suitable, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.