I am getting a offer of a home loan from Lloyds. I would like to use a Licensed Conveyancer in Westbury. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather appoint a Westbury based conveyancing firm?

You should check but the chances are that allocate you one of their panel solicitors where you want the "fee-free" incentive. Call the bank and see if they offer you a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Westbury.

The deeds to our home can not be found. The solicitors who dealt with the conveyancing in Westbury 10 years ago have long since closed. What are my next steps?

As long as you have a registered title the details of your proprietorship will be evidenced by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, find your property and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I am purchasing a new build house in Westbury with a mortgage from Coventry Building Society. The sellers refused to move on the amount so I negotiated 6k of extras instead. The estate agent suggested that I not to tell my lawyer about this side-deal as it may jeopardize my mortgage with the bank. Is this normal?.

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'm converting the mortgage on my current property to a BTL mortgage with Nationwide Building Society and I will use the ballance of the raised equity as a down payment on another house. The area we are talking about is Westbury. Will your solicitors be able to act for the two mortgage companies and tie in the conveyances?

Do use our search tool on this page to be sure that the solicitors are approved by both lenders. On the basis that they are your solicitor should be able to simultaneously deal with the two deals but you should have a chat with you lawyer and make clear your desired outcome and requirements.