I am hoping to receive a offer of a home loan from Santander. My intention is to retain the legal services of a Licensed Conveyancer in Rufford. Does the Santander Solicitor panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

We previously chose conveyancers located in Rufford on the Clydesdale solicitor panel. They have just billed me a supplemental fee for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Clydesdale but by your Rufford conveyancer. Some firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.

We were going to get a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Rufford solicitors on the Co-operative conveyancing panel, or is it better to go independently?

You will need to appoint Rufford solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being a right pain. The Rufford solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will our lawyer be raising enquiries concerning flooding as part of the conveyancing in Rufford.

The risk of flooding is if increasing concern for solicitors dealing with homes in Rufford. There are those who acquire a property in Rufford, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a number of checks that may be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Rufford. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the seller to discover if the premises has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the vendor, then a buyer may issue a legal claim for losses resulting from an incorrect reply. A buyer’s solicitors should also carry out an enviro search. This should higlight whether there is a recorded flood risk. If so, additional investigations should be carried out.

I used Wolstenholmes a few years past for my conveyancing in Rufford. Now, I need my files however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rufford of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing a new build house in Rufford with a loan from Chelsea Building Society. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the side-deal as it may impact my loan with the bank. 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.