I plan on acquiring property in Birch and Middleton. My lawyer has never been on on the bank conveyancing list. Can I still continue with my Birch and Middleton conveyancing solicitor notwithstanding that they are excluded from the bank panel?

Various options include

• Carry on with your preferred Birch and Middleton property lawyer but your lender will need to instruct a lawyer on their approved panel. This will result in additional charges together with potential interruption.
• Get a new solicitor to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to join the lender’s panel of solicitors

I'm buying a new build house in Birch and Middleton with a mortgage from Platform Home Loans Ltd. The developers refused to move on the price so I negotiated £7000 of extras instead. The estate agent advised me not inform my solicitor about this side-deal as it may impact 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.

I need to retain a conveyancing solicitor for my conveyancing in Birch and Middleton. I have stumble across a site which seems to have the ideal solution If there is a chance to get all this stuff completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?

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?

I've recently bought a leasehold flat in Birch and Middleton. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Birch and Middleton Leasehold Conveyancing - A selection of Questions you should consider Prior to buying

For many Birch and Middleton leaseholds the outlay for major works are not included within maintenance charges, although there some managing agents in Birch and Middleton require leasehold owners to contribute towards a sinking fund created for the specific purpose of building a fund for major repairs or maintenance. Be sure to discover if there is anything that is prohibited in the lease. For example some leases prohibit pets being allowed in certain buildings in Birch and Middleton. If you like the apartmentin Birch and Middleton yet your dog is not allowed to make the move with you then you will be presented with a hard determination. How many years remain on the lease?

My partner and I have had DIP from Nationwide Building Society who indicated that they will loan up to £117k. At what point do I need to instruct a solicitor for conveyancing? Birch and Middleton is where we are .

You can appoint a property lawyer now and ask them to open a file on your behalf. This will trigger: 1) the selling agent to issue a Sales Memo to the relevant parties 2) the seller’s conveyancer to submit the draft paperwork. However, do not instruct your conveyancing practitioner to order searches until you have your valuation report via Nationwide Building Society and you are happy to proceed.