My IFA requires my Street solicitor’s panel member for the Nat West conveyancing panel. How do I discover this. I have tried my local Street branch but they have not responded to me.

The sensible thing to do is ask for this information from your Street lawyer . They maintain a central record lender panel numbers.

We're in Street, First timers buying with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am buying my first flat in Street benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about the extras as it will jeopardize my loan with Accord Mortgages Ltd. Is this normal?.

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.

I am a sole trader intending to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering no-sale-no costs for commercial conveyancing in Street for under 2k?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Street, including the sale and acquisition of businesses as well as simply premises. Whether you are intending to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. As for the charges this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or call us so that we can supply you with a fixed commercial conveyancing calculation.

My father-in-law mentioned that when choosing a conveyancing lawyer they need approved by your mortgage company. I am first time buyer with but I have an offer in principle via Santander and I already have a bricks and morter conveyancing lawyer in Street in place. Can Birmingham Midhshires require an approved solicitor to be instructed? If so, where can I find that list for my conveyancing in Street?

You should instruct a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is ring your chosen Street conveyancing solicitor and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have a number of options open to you here:

• Complete the deal with your preferred Street conveyancing practitioner but Birmingham Midhshires will undoubtedly instruct a conveyancing practitioner from their approved panel. The net result is additional charges together with potential delay.
• Choose a new solicitor to act in the purchase, obviously checking they are on the Birmingham Midhshires conveyancing panel.
• Convince your property lawyer to do everything possible to get listed on the Birmingham Midhshires panel of solicitors.