I can't travel far from Stourport On Severn. Is there a reason why all Stourport On Severn property lawyers aren't included on all lender panels?

Mortgage Companies tend to impose restrictions on either the type or the number of conveyancing solicitors on their panel. A common example of such criteria being that the firm is required to have two or more partners. In addition to restricting the nature of firm, some banks for example HSBC decided to restrict the number of firms they use to represent them. You should note that building societies have no responsibility for the standard of advice given by any Stourport On Severn conveyancing practitioner on their approved list. Mortgage fraud was the main trigger for the rationalisation of solicitor panels a few years ago notwithstanding that there are opposing thoughts concerning whether solicitors sat at the center of that fraud. Data via the Land Registry reveal that thousands of conveyancing firms only carry out a couple of conveyances a year. Those advocating conveyancing panel pruning question why conveyancing firms deserve claim to remain on a bank panel when clearly property law is not their primary expertise?

We are buying a detached bungalow in Stourport On Severn. The intention is to convert the garage to an office at the house.Will the conveyancing process involve enquiries to determine if these works are prohibited?

Your conveyancer should check the registered title as conveyancing in Stourport On Severn can occasionally reveal restrictions in the title documents which restrict categories of alterations or need the permission of a 3rd party. Certain extensions call for local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

I recently had an offer accepted on a house in Stourport On Severn. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £200. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being problematic. The Stourport On Severn solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who did the conveyancing in Stourport On Severn 4 years ago no longer exist. Will I be able to sell the house?

Nowadays there are copies made of almost everything, and your conveyancer will know exactly where to look for all the suitable documentation so you may buy or dispose of your house without a hitch. If copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on the property.

I'm buying my first flat in Stourport On Severn with a loan from Lloyds TSB Bank. The builders would not budge the amount so I negotiated £7000 of additionals instead. The sale representative told me not to tell my solicitor about this extras as it may adversely affect my loan with Lloyds TSB Bank. Is this normal?.

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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Stourport On Severn is the location of the property. Can you shed any light on this issue?

Flying freeholds in Stourport On Severn are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stourport On Severn you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stourport On Severn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.