My fiance and I are hoping to acquire a house in Bidford On Avon and are in fact using a Bidford On Avon conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Alliance & Leicester have this morning contacted us to advise us that they have now hit a problem as our Bidford On Avon lawyer is not on their conveyancing panel. Is this a problem?

If you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Bidford On Avon solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I am buying a new build house in Bidford On Avon benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not disclose to my conveyancer about the deal as it may affect my mortgage with the bank. Should I keep quiet?.

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.

I am looking for a flat up to £305k and found one round the corner in Bidford On Avon I like with open areas and transport links nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Bidford On Avon in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a home loan the shortness of the lease will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

My husband and I are one month into a leasehold purchase having been directed to a firm by the selling agent to handle our conveyancing in Bidford On Avon. We are not happy. Can you help me find new solicitors?

A conveyancer would have to be very bad to suggest replacing them. Has your loan offer been generated? In the event that it has you must make them aware of the new lawyer and have the loan are re-sent. Your new solicitor ideally needs to be on the mortgage company approved list to avoid supplemental expenses and delays. So that should be your starting point. The find a solicitor tool will assist you in finding a lender approved solicitor for your conveyancing in Bidford On Avon

I need to find a mortgage company panel solicitor in Bidford On Avon. Can you assist?

Unfortunately it’s not apparent why you need a Bidford On Avon panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Bidford On Avon are on their panel . If you do find such a firm in Bidford On Avon not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site