We are planning to purchase with Norwich and Peterborough Building Society. I visited a few local firms yet am unable to find a Rugeley conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?

You should make use of the find a conveyancing panel solicitor tool on this web page. Pick the building society and type Rugeley or your preferred area and you will discover a number of lawyer based in Rugeley or nearest you.

I had a mortgage agreed in principle with Clydesdale. Rugeley conveyancing practitioners are selected. How long does it take for Clydesdale to send the offer to the property lawyer?

There is no definitive answer here. Have Clydesdale done the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Completion of my remortgage has taken place for my property in Rugeley. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

At last I have had an offer on a flat in Rugeley agreed to, but there is a chain. The sellers have placed an offer on a flat, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Rugeley. What should be my next step? When do I get the mortgage application with Skipton going?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Rugeley conveyancing search charges, etc). First, you must check that your conveyancing practitioner is on the Skipton conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. During a buoyant market many home buyers will apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Rugeley.

I'm purchasing a new build house in Rugeley with a mortgage from Santander. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my lawyer about this side-deal as it will jeopardize my mortgage with Santander. Do I keep my lawyer in the dark?.

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.

Taking into account that I am about to part with 450k on a property in Rugeley I would like to have a conversation with the solicitor concerning thetransaction before giving the go ahead to the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your conveyancing in Rugeley.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter reference. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Rugeley should be the amount on the final invoice that you are charged.

Me and my partner are purchasing a 2 room maisonettein Rugeley with a loan from a bank. We have selected a conveyancer in Rugeley yet our lender inform us now that he's not on their "panel". We have to appoint from the our mortgage company panel firms or stay with our Rugeley conveyancer and incur the extra fees for one of their panel ones to represent our bank. This seems very unfair; is there anything we can do?

No, not really. The lender mortgage issued is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. in the past, most mortgage companies had open panels, including almost all conveyancing solicitors in Rugeley : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your bank.