My Conveyancer in Hope Valley has never been on on the Nottingham Building Society Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are excluded from the Nottingham Building Society approved list?

The limited options open to you here include:

1. Complete the purchase with your existing Hope Valley lawyers but Nottingham Building Society will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the total legal charges as well as result in frustration.
2. Choose a new lawyer to act in the conveyancing, obviously checking they are Persuade your solicitor to use their best endeavours to join the Nottingham Building Society conveyancing panel

I'm the sole recipient of my late mum's estate and I have everything in my name now, including the my former home in Hope Valley. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the house in February. Do I have to wait half a year to sell?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some mortgage companies would take a sensible view as this provision principally exists to identify the purchase and immediately sell or the flipping of properties.

Is it the case that all Hope Valley solicitor practices on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Hope Valley property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

Do I need to pay for insurance to protect me from financial exposure to chancel repairs when buying a house in Hope Valley?

Unless a prior acquisition of the house completed post 12 October 2013 you can expect solicitors handling conveyancing in Hope Valley to continue to suggest a chancel search and or insurance against a claim.

I am buying my first flat in Hope Valley with the aid of help to buy. The builders would not reduce the amount so I negotiated 6k of additionals instead. The estate agent told me not reveal to my solicitor about the extras as it would impact my loan with Virgin Money. 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.

Am I right to be concerned that brokers that I am dealing with are suggesting a web based conveyancing firm rather than a High Street Hope Valley conveyancing firm?

As with many service providers, often input from connections can be worth their weight in gold. But there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and banks may put forward solicitors to appoint. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You are at liberty to choose your own lawyer. However, bear in mind that the majority of banks specify a panel list of solicitors you have to use for the mortgage aspect of your conveyancing.