I am hoping to receive a mortgage offer from Santander. I intend to enlist the help of a Licensed Conveyancer in Goodwick. Does the Santander Conveyancing panel exclude Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Would the conveyancing lawyers listed on your site perform right to buy conveyancing in Goodwick?

We have identified a number of conveyancing solicitors who can service right to buy conveyancing work Do contact the conveyancers listed with a view to get a costs calculation.

I have been recommended a conveyancing solicitor in Goodwick. I I would like to check whether they are on the Clydesdale conveyancing panel. Could you advise?

The first thing you should do is call your solicitor and ask them if they can act for the lender. Otherwise please call Clydesdale who may be able to assist.

I am helping my mother sell her flat in Goodwick. Will the conveyancing solicitor arrange an energy performance certificate or do I organise this?

After the abolition of Home Packs, EPC’s was left as a required element of moving property. An energy assessment needs to be commissioned in advance of the property being marketed. This is not a task that lawyers normally organise. Where you are using a Goodwick conveyancing practitioner they might be willing to arrange energy assessments due to their relationships with long established local accredited person

How can we know in advance if a Goodwick conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Goodwick getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Goodwick solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Goodwick surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm buying a new build house in Goodwick with a loan from Godiva Mortgages Ltd. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not reveal to my lawyer about this deal as it will affect my mortgage with the bank. 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.