I am considering applying for a Virgin Money mortgage for purchase of a newly converted (under development) in Wroxham with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?

In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I'm the single beneficiary of my late father’s estate and I have everything in my name alone, including the my former home in Wroxham. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in January. Is the property unsalable for six months?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How sensible a view lenders take of it, depend on the bank as this provision chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Is it correct that all Wroxham CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?

A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

My husband and I have organised a further advance on our mortgage from RBS as we intend to carry out alterations to our house in Wroxham. Do we need to choose a high street Wroxham solicitor on the RBS conveyancing panel to handle the paperwork?

RBS would not normally appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.

I'm buying a new build house in Wroxham with a mortgage from Aldermore. The sellers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my solicitor about the side-deal as it would jeopardize my mortgage with Aldermore. 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.

I've found a house that seems to be perfect, at a great price which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Wroxham. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

Most houses in Wroxham are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Wroxham in which case you should be looking for a Wroxham conveyancing practitioner and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.

Leasehold Conveyancing in Wroxham - Sample of Questions you should consider before buying

Generally speaking the cost for major works tend not to be built into the maintenance charges, although some managing agents in Wroxham require tenants to pay into a sinking fund created for the specific purpose of establishing a fund for major works. Is there a share of the freehold? What is the service charge and ground rent on the flat?

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.