Unfortunately I am unable to travel far from Colwall. Is there a reason why all Colwall solicitors aren't included on all mortgage company panels?

Banks normally impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. Frequent examples of such restriction(s) being that the organisation needs to have at least two partners. In addition to restricting the nature of firm, some have made a decision to reduce the number of firms they allow to act for them. It is worth noting that banks have no liability for the standard of advice given by any Colwall conveyancing practitioner on their approved list. Property fraud was a key driver in the rationalisation of solicitor panels from 2008 notwithstanding that there are contrary thoughts about the extent of solicitor involvement in some of that fraud. Data from HMLR indicates that thousands of law firms only conduct a couple of conveyances a year. Those advocating conveyancing panel consolidation question why conveyancing firms should have the right to remain on a conveyancing panel when clearly property law is not their speciality?

The Colwall conveyancing firm handling our Colwall conveyancing has discovered a discrepancy when comparing the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My lawyer has advised that he needs to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance right?

Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I'm purchasing my first flat in Colwall with a mortgage from Yorkshire Building Society. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about this deal as it could impact my loan with the bank. Should I keep quiet?.

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.

How do I use your search facility to locate a conveyancing practitioner in Colwall on the authorised to act for my mortgage?

First choose a bank such as Nationwide Building Society, Coventry Building Society or Godiva Mortgages Ltd then choose your location a common one being Colwall. Conveyancing firms in Colwall and beyond will then be identified.

A licensed conveyancer handled my conveyancing in Colwall half a dozen years ago and was holding my deeds but has since been shut down – What can I do to get hold of these?

Title deeds, as such, are no longer appropriate for most homes in Colwall are registered electronically at Land Registry. Should you need to prove evidence of proprietorship or are selling or re-mortgaging your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.