It may have been a long time coming a loan offer from NatWest for the remortgage of my single bedroom apartment is coming imminently. Can you suggest a cheap conveyancing practitioner in Whitefield?

This site is not designed to help those in pursuit of cut-price fees for conveyancing in Whitefield. Our intention is to offer cost effective conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers teasing you with low cost conveyancing in Whitefield. In your best case scenario, in going for cheap conveyancing, you will receive what you pay for and at worst it will result in you invoiced for extras and still not get the service expected.

Can you help? My Whitefield solicitor is assuring me that he is legally obliged toapply for Whitefield conveyancing searches asthe firm are on the Lloydsconveyancing panel. Do I not have a choice here?

You have limited options available to you. As you are obtaining a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Whitefield conveyancing searches.

Two weeks ago we had a mortgage agreed in principle with Barclays. Whitefield conveyancing solicitors have been appointed. How long does it take for Barclays to forward the offer to the lawyer?

There is no definitive answer here. Have Barclays conducted the survey? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I recently had an offer agreed on an apartment in Whitefield. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. Not long after, the solicitor called me sheepishly admitting that they were not on the Leeds Building Society 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 Leeds Building Society 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.

Nationwide have agreed my mortgage in principle, my offer on a apartment in Whitefield has been agreed to, what are the next steps?

The estate agent will wish to know who your solicitors are (be sure the solicitors are on the bank’s approved list). Telephone Nationwide or your broker and finalise any outstanding documentation. Nationwide will sellect a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Whitefield.

What does a local search tell me concerning the house I am buying in Whitefield?

Whitefield conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search is essential in every Whitefield conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I am purchasing my first flat in Whitefield with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not to tell my lawyer about the deal as it would put at risk my loan with Nationwide Building Society. 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.