My lawyer has uncovered a defect with the lease for the apartment we are purchasing in Attleborough. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor has advised that he must check that the mortgage company is willing to move forward with this solution. Are we the client or is the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

What is the difference between a licensed conveyancer and conveyancing solicitor in Attleborough

There are many recorded licenced Conveyancers in Attleborough and Solicitor partnerships in Attleborough offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We had instructed conveyancing lawyers located in Attleborough on the Coventry BS solicitor panel. They have just invoiced me a further charge for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not dictated by Coventry BS but by your Attleborough conveyancer. Plenty of firms on the Coventry BS panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

We have a mortgage agreed in principle with Co-operative. Attleborough conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Co-operative?

There is no definitive answer here. Have Co-operative conducted the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I used Action Conveyancing several years ago for my conveyancing in Attleborough. I now require my papers however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Attleborough of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing a new build house in Attleborough with a mortgage from Alliance & Leicester . The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my lawyer about this side-deal as it could impact my mortgage with the bank. 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.

I need to retain a conveyancing solicitor for some conveyancing in Attleborough. I've chance upon a web site which appears to be the ideal solution If there is a chance to get all the legals completed via web that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?