I am not in a position to travel far from Polegate. I would like to know the understand why all Polegate lawyers are not on all lender panels?

Pre- 2008 most lenders had an attitude to risk which is different from today. The FSA in 2010 conducted a thematic review into property fraud which concluded: know the conveyancers on your panel. Consequently, lenders have since looked to extract more data from law firms regarding their processes and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of firms have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of volume of transactions the lenders required.

We are getting closer to an exchange on a property in Polegate and my mum and dad have transferred the exchange deposit to my conveyancer. I am now told that as the deposit has not arrived from me my conveyancer needs to make a notification to my mortgage company. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the lender concerning my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?

The conveyancer is obliged to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.

We had appointed solicitors with offices in Polegate on the Virgin Money solicitor approved list. They have just billed me an additional fee for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?

Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. The fee is not set by Virgin Money but by your Polegate solicitor. Numerous firms on the Virgin Money panel will quote an ‘acting for lender’ fee and others do not.

How can we know in advance if a Polegate conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Polegate obtaining recommendations is a sensible starting point. 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 handling your transaction.

We have a mortgage agreed in principle with Coventry BS. Polegate conveyancing practitioners are chosen. What is the average time that one could expect to receive a mortgage offer from Coventry BS?

Some lenders take longer than others. Have Coventry BS conducted the valuation? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I purchased my apartment on 16 March and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Polegate said it would be dealt with in less than a month. Are titles in Polegate particularly slow to register?

As far as conveyancing in Polegate is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether there are errors and whether the Land registry need to notify any other parties. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration occurs once the buyer has moved in to the premises so 'speed' is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.

I am purchasing my first flat in Polegate with a mortgage from Alliance & Leicester . The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not to tell my lawyer about the deal as it will impact my loan with the lender. Do I keep my lawyer in the dark?.

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.