I am in need of a conveyancer. Do I opt for a web based conveyancer or a family Cowes conveyancing solicitor?

In the main conveyancing practitioners in your neck of the woods will have strong relationships with your local authority, which could help with your Cowes conveyancing searches that your conveyancer will inevitably need. It also helps if they have existing rapport with the Land Registry in your area Cowes, other conveyancers in the area and Cowes Estate Agents.

My fiance and I intend to purchase a newly converted apartment in Cowes with a loan from HSBC Bank.We like our Cowes conveyancing solicitor but HSBC Bank advised that his firm is not listed on their approved list of firms. We have to appoint a HSBC Bank panel firm or retain our local solicitor and pay for a HSBC Bank panel lawyer to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that solicitors must be on the HSBC Bank conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for HSBC Bank

Have just purchased a probate house at auction in Cowes. Conveyancing is necessary. What is next?

Having for all intents and purposes signed on the dotted line you now have to find a conveyancing practitioner quickly as you are faced with a pending deadline in which to complete the purchase. All auction property will ordinarily have a bespoke legal set of papers. This will include evidence of title and search results. If you have purchased leasehold premises the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should hand this to the solicitor working for you ASAP. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.

I am purchasing a terrace house in Cowes. We would like to carry out a loft conversion at the property.Will legal conveyancing on the property include checks to ascertain if these works are allowed?

Your property lawyer should check the registered title as conveyancing in Cowes can sometimes reveal restrictions in the title deeds which prohibit certain changes or need the permission of another owner. Many extensions need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I am purchasing a property in Cowes. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Santander your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Cowes.

It has been four months following my purchase conveyancing in Cowes concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing my first flat in Cowes with a mortgage from Bank of Scotland. The builders would not move on the amount so I negotiated 6k of extras instead. The sale representative advised me not disclose to my lawyer about the extras as it could put at risk my mortgage with Bank of Scotland. Is this normal?.

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.