Me and my partner are buying a 3 bedroom flat in Axmouth and Branscombe with a mortgage. We would like to retain our Axmouth and Branscombe conveyancer, however the bank says he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Axmouth and Branscombe and pay for one of their panel lawyers to represent them. We feel that this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Axmouth and Branscombe conveyancing lawyer to apply to be on the conveyancing panel.

My wife and I buying a 3 bedroom semi in Axmouth and Branscombe. We would like to convert the garage to a playroom at the property.Will legal work on the property include investigations to see if these works were previously refused?

Your property lawyer will check the deeds as conveyancing in Axmouth and Branscombe will occasionally identify restrictions in the title documents which restrict categories of works or necessitated the permission of a 3rd party. Many extensions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Can you point me to a directory of panel conveyancers in Axmouth and Branscombe on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings available online. Where you are in need of a Axmouth and Branscombe on the please use our facility.

We were going to get a AIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Axmouth and Branscombe solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Axmouth and Branscombe solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I have been told that property searches are the main reason for obstruction in Axmouth and Branscombe conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Axmouth and Branscombe.

I am purchasing a new build house in Axmouth and Branscombe with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my conveyancer about this deal as it could impact my loan with the lender. Should I keep quiet?.

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.

What does commercial conveyancing in Axmouth and Branscombe cover?

Non domestic conveyancing in Axmouth and Branscombe covers a wide array of advice, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.