Is the fact that my solicitor in Radcliffe on Trent is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Radcliffe on Trent conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

My partner and I are purchasing a newly constructed apartment in Radcliffe on Trent and my solicitor is informing me that she has to the bank to disclose incentives from the builder. I am on a tight deadline to exchange and I would rather not prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I'm buying a new build house in Radcliffe on Trent benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my solicitor about the side-deal as it will affect 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.

Expecting to exchange soon on a garden flat in Radcliffe on Trent. Conveyancing lawyers inform me that they are sending me a report next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Radcliffe on Trent should include some of the following:

You should have a good understanding of the insurance obligations The total extent of the demise. This may be the property itself but could also incorporate a loft or cellar if applicable. Defining your legal entitlements in relation to the communal areas in the building.By way of example, does the lease permit a right of way over a path or staircase? You must be told what constitutes a Nuisance as far as the lease is concerned The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

Radcliffe on Trent Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing

Generally speaking the cost for major works are not incorporated into the maintenance charges, although there some managing agents in Radcliffe on Trent ask leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for major works. Best to be warned whether changing the roof or some other significant cost is pending that will be shared by the tenants and will materially increase the the maintenance costs or necessitate a one time invoice. You should be aware if it is fewer than 80 years it will impact the marketability of the property. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and it is worth discovering how much this would cost. For most Radcliffe on Trentlease extensions you will need to own the premises for 24 months in order to be legally able to carry out a lease extension.

The mortgage broker has suggested using their lawyer for our conveyancing in Radcliffe on Trent - Surely it’s better to just use them?

This is not necessarily the case and you are entitled to use whichever lawyer of your choosing for your Radcliffe on Trent conveyancing. The conveyancing practitioner put forward by a 3rd party adviser may not always be the right conveyancer, they may recommend their own conveyancing firm who are based far away. In this instance you may not have contact with your solicitor and due to the lack of continuity in the transaction, it may be difficult to obtain updates.