I am planning to acquire a flat and require a conveyancing solicitor in Norton Woodseats who is on the Santander approved. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Norton Woodseats. We dont recommend any particular firm.

We are intent on selling our home in Norton Woodseats and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Norton Woodseats lawyer would know this is not the case. It does beg the question why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in Norton Woodseats. Having lived in Norton Woodseats for six years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I am buying my first flat in Norton Woodseats with a loan from Lloyds TSB Bank. The sellers refused to move on the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not to tell my lawyer about this side-deal as it may impact my mortgage with the lender. 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.

I have been pointed in your direction by two or three local estate agents in Norton Woodseats to select a property lawyer using your seach tool. Is there a financial upside for Estate Agents to recommend your services over and above alternative conveyancing organisations?

We refuse to offer any financial incentive for directing people in our direction. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I'm buying a house in Norton Woodseats. I can find my conveyancer's company on the Law Society's list, but I can't find my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not every individual in the law firm must be listed by the regulator. Provided there is someone qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unlicensed staff.