We wanted to use a property lawyer in Long Itchington for our home move. Our financial adviser has since advised us that our bank Norwich and Peterborough Building Society won't deal with them. Why is this not regarded as unfair competition?

A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all Long Itchington conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms relating to their operations and their employees as well as establishing certain criteria such a completing on a minimum amount of transactions. Many Long Itchington conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Long Itchington is amongst the hundreds of areas where the lawyers we list are on the panel for Norwich and Peterborough Building Society.

What is the difference between a licensed conveyancer and conveyancing solicitor in Long Itchington

There are many recorded licenced Conveyancers in Long Itchington and Solicitor partnerships in Long Itchington to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

My husband and I are in the throws of looking at flats in Long Itchington and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a home loan with HSBC.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.

I recently had an offer accepted on an apartment in Long Itchington. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £225. Shortly after, the conveyancing practitioner contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am buying my first flat in Long Itchington with a mortgage from Leeds Building Society. The developers would not budge the amount so I negotiated 6k of extras instead. The property agent told me not disclose to my conveyancer about this extras as it could jeopardize 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.

How do I locate a Long Itchington solicitor on the Chelsea Building Society conveyancing panel? I have wheels and am prepared to travel upto 10miles to meet the lawyer.

You can use the facility on this website. Please select a mortgage company and your location and you will see a number of Long Itchington conveyancing lawyers locally. We have detailed some Long Itchington conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Chelsea Building Society member panel

My partner is purchasing a leasehold apartment in Long Itchington. Conveyancing quotes are coming in at around £1650. Is that in the right ballpark?

The average fee in 2014 for conveyancing in Long Itchington was £1,395 excluding SDLT and HM Land Registry fees.