Is the fact that my conveyancer in Acrefair is not identified on my lender's solicitor panel that there is a problem with the quality of her work?

That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Acrefair conveyancing firm and enquire why they are no longer on the approved list for your lender.

I'm buying my first flat in Acrefair with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not to tell my conveyancer about the side-deal as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one near me in Acrefair I like with open areas and railway links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Acrefair suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a mortgage that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

Are there any apps to assist me to locate a Acrefair solicitor on the Leeds Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the lawyer.

Feel free to make use of the tool on this page. Please pick a lender and your location and you will see a number of Acrefair conveyancing lawyers based on proximity. We have detailed some Acrefair conveyancing firms towards the end of this page and you can ring them to see if they are on the Leeds Building Society member panel

My step-father has suggested that I instruct his conveyancing solicitors in Acrefair. Do I take his advice?

Much as we are happy to recommend a Acrefair conveyancing lawyer the best way to select a conveyancing lawyer is to seek recommendations from friends or relatives who have actually experience in using the conveyancer that you are are thinking of instructing.