I plan on acquiring a ground floor flat in Marshfield. My Solicitor has never been on on the bank conveyancing panel. Can I still appoint my Marshfield conveyancing solicitor notwithstanding that they are excluded from the lender panel?

One will need to appoint a solicitor to complete the legal work required if you require a loan to buy your property. They will carry out all the relevant due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the required mortgage paperwork is in order. One could instruct a Marshfield solicitor of your choosing. Nevertheless, where the solicitor selected is not on the bank solicitor panel supplemental costs will arise as separate legal representation will be required by them. Bank panel applications can be submitted, so where your solicitor has not historically applied for membership they can do so.

In the event thatI was to buy a freehold propertyin Marshfield mortgage fee and dispense with a survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Marshfield?

Any savings you would make will be limited to the Marshfield conveyancing searches. Your conveyancer still be obliged to do everything else - money laundering, liaising with your sellers conveyancing practitioner, stamp duty return, register the ownership etc. A slight saving might be made by not having to register a charge but it won't be a lot.

We note that you have a post code search directory identifying solicitors on the UBS conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Marshfield?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Marshfield.

Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who did the conveyancing in Marshfield 10 years ago no longer exist. What are my next steps?

As long as you have a registered title the information relating to your proprietorship will be retained by HMLR under a Title Number. It is easy to perform a search at the Land Registry, identify your property and obtain current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I am buying a new build house in Marshfield with a mortgage from Barclays Direct. The developers refused to budge the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my lawyer about the extras as it could adversely affect 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.