I am not in a position to travel far from Heysham. What is the rationale as to why all Heysham property lawyers are not on all lender panels?

Mortgage Companies ordinarily restrict either the nature or volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that the organisation is required to have at least two partners. As well as restricting the type of firm, some banks such as HSBC decided to reduce the number of firms they permit to represent them. It is worth noting that banks have no accountability for the quality of advice provided by any Heysham conveyancer on their panel. Increases in mortgage fraud was the main trigger for the reduction of conveyancing panels from 2008 notwithstanding that there are contrary assessments concerning the extent of solicitor involvement in some of that fraud. Statistics published by HMLR indicates that thousands of conveyancing firms only carry out one or two conveyances annually. Those vindicating conveyancing panel consolidation question why law firms deserve claim to be on a lender panel when it is apparent that property law is not their speciality?

I am considering applying for a Nottingham mortgage for purchase of a new build (under development) in Heysham with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?

There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Me and my brother have a semi-detached Georgian property in Heysham. Conveyancing solicitor represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Heysham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing lawyer who conducted the conveyancing.

I'm purchasing a new build house in Heysham with a mortgage from Lloyds TSB Bank. The builders refused to budge the price so I negotiated 6k of extras instead. The estate agent suggested that I not to tell my lawyer about the extras as it will affect my loan with Lloyds TSB Bank. 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.

My business partner and I are wishing to take over a lease of an office on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in Heysham for less than £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Heysham, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right lawyer. As for the fees this will depend on the structure and heads of terms of the deal. Let us have your details or telephone us so that we may furnish you with a fixed commercial conveyancing quote.