My partner and I are nearing an exchange on a property in Rowley Regis and my parents have transferred the exchange deposit to my conveyancing practitioner. I am now advised that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my lender. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your lawyer is legally required to check with lender to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.

We see that you have a post code search directory listing firms on the Principality conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Rowley Regis?

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

I have an AIP. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather instruct a Rowley Regis based conveyancing firm?

Do check but the chances are that appoint one of their panel solicitors if you take up the "fee-free" deal. Contact the mortgage company to ask if they make available a monetary alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Rowley Regis.

What is the difference between a licensed conveyancer and conveyancing solicitor in Rowley Regis

There are many recorded licenced Conveyancers in Rowley Regis and Solicitor firms in Rowley Regis to choose from It is important to make clear that the two are regulated professionals specialising in the legal aspects of transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Rowley Regis solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Rowley Regis surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

After what feels like an age I have had an offer on an apartment in Rowley Regis agreed to, the owners do nevertheless have an associated purchase. The sellers have put an offer on somewhere, but it’s not been accepted yet, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Rowley Regis. What do I do now? At what stage should I apply for the mortgage with Barclays?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Rowley Regis conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the Barclays approved list. As to the subsequent phase this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market the majority of purchasers will apply for a home loan with Barclays and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with the conveyancing in Rowley Regis.

I'm purchasing a new build house in Rowley Regis benefiting from help to buy. The developers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the extras as it will adversely affect my loan with Godiva Mortgages Ltd. 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.