Completed the sale of my flat in Grove last December but our buyer keeps texting daily to say their conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?

After completion of your sale your lawyer is duty bound to forward the transfer deeds and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor should also send confirmation that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion formalities unique to conveyancing in Grove.

My fiance and I intend to purchase a purpose built apartment in Grove with a mortgage from The Royal Bank of Scotland.We would like to retain our Grove conveyancing practitioner but The Royal Bank of Scotland advised that he's not on their approved list of member firms. We have to appoint a The Royal Bank of Scotland panel solicitor or retain our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its various provisions, a common one being that conveyancers must be on the The Royal Bank of Scotland conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

I am buying a new build house in Grove with a loan from The Mortgage Works. The builders refused to move on the price so I negotiated 6k of extras instead. The sale representative told me not to tell my conveyancer about this extras as it will adversely affect my mortgage with The Mortgage Works. 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.

How do I locate a Grove solicitor on the Yorkshire Building Society conveyancing panel? I have a car and am happy to travel upto 10kilometers to meet the conveyancer.

Feel free to make use of the facility on this page. Please choose the bank and your location and you will see a number of Grove conveyancing lawyers based on proximity. We have detailed some Grove conveyancing firms towards the end of this page and you can ring them to check if they are on the Yorkshire Building Society approved list

We own a leasehold flat in Grove. Conveyancing was finalised in 21012. I have read on a number of advice forums that I should not let the lease length fall too low. Is this right?

Grove leasehold properties are for a set period - usually just under one hundred years when they are first granted. However many appartments in Grove were constructed or converted 25 or more years ago and so such leases now have under 80 years remaining. That may seem like a long time but Banks, Building Societies and other mortgage lenders generally require leases to have a minimum of 75 years remaining to adequate security. Accordingly when you come to sell the property you will need a lease extension if you are getting close to seventy five years. To maximise the saleability of your property you should be considering whether to extend your lease well in advance of selling the property. You should note that there are significant benefits to taking action before the lease reaches even 80 years as when the lease is below 80 years the premium you have to pay to extend starts to escalate.