I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in Bidford On Avon with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?

There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who handled the conveyancing in Bidford On Avon 4 years ago have long since closed. Will I be able to sell the house?

Gone are the days when you need to have the physical deeds to establish that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.

I'm buying my first flat in Bidford On Avon benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about this side-deal as it would affect my loan 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.

Should I use a Bidford On Avon conveyancing practitioner in close proximity to the house I am buying? We have a good friend who can deal with the legal formalities but her office is over three hundred kilometers away.

The primary upside of using a high street Bidford On Avon conveyancing firm is that you can drop in to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and they were content that should trump using an unfamiliar Bidford On Avon conveyancing solicitor just because they are round the corner.

I have just appointed agents to market my basement apartment in Bidford On Avon.Conveyancing lawyers have not yet been instructed however I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual because all rents and maintenance payments will be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process