I can't travel far from Ashbourne. Please explain the reason why all Ashbourne property lawyers aren't automatically on all lender panels?

Banks ordinarily restrict either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a organisation is required to have two or more partners. In addition to restricting the structure of firm, some have made a decision to limit the number of conveyancers they permit to act for them. You should note that mortgage companies have no responsibility for the quality of advice given by any Ashbourne lawyer on their approved list. Increases in mortgage fraud was the key driver in the culling of conveyancing panels a few years ago even though there are opposing opinions concerning whether solicitors sat at the center of that fraud. Data via HM Land Registry exposes that thousands of conveyancing firms only carry out a couple of conveyances a year. Those advocating conveyancing panel cuts question why conveyancing firms should have any entitlement to be on a lender panel when it is apparent that conveyancing is not their primary expertise?

It has been 4 months following my purchase conveyancing in Ashbourne concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing my first flat in Ashbourne with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my lawyer about this deal as it may affect my loan with Norwich and Peterborough Building Society. 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 have been on the look out for a flat up to £195,000 and found one round the corner in Ashbourne I like with a park and station nearby, however it only has 49 remaining years left on the lease. There is not much else in Ashbourne in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

I am downsizing from my home. My previous solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Ashbourne if that affects matters.

Do use our search tool to help you choose a solicitor for your conveyancing in Ashbourne. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.