We wanted to use a conveyancing solicitor in Bishops Castle for our home move. Our broker has since notified us that our mortgage company Clydesdale won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most mortgage companies had a different appetite for risk. Almost all Bishops Castle conveyancing firms would have been on most bank panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms about their operations and their employees as well as set certain criteria such a completing on a minimum amount of conveyancing. Many Bishops Castle conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Bishops Castle is amongst the many areas where the solicitors we list are are approved Clydesdale.

I am buying my first flat in Bishops Castle with a mortgage from HSBC Bank. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this deal as it would put at risk my mortgage with the bank. Is this normal?.

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.

My company is planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Bishops Castle for less than 2k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Bishops Castle, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we can find you the right solicitor. Regarding the costs this will depend on the structure and nuances of the deal. Let us have your details or call so as to enable us to provide you with a fixed commercial conveyancing calculation.

What advice can you give us when it comes to appointing a Bishops Castle conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Bishops Castle conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Bishops Castle conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

What volume of lease extensions has the firm conducted in Bishops Castle in the last twenty four months? Can they put you in touch with clients in Bishops Castle who can give a testimonial?

I invested in buying a basement flat in Bishops Castle, conveyancing was carried out May 2005. How much will my lease extension cost? Similar properties in Bishops Castle with a long lease are worth £207,000. The ground rent is £60 levied per year. The lease runs out on 21st October 2076

You have 57 years left to run we estimate the price of your lease extension to span between £28,500 and £33,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

How much experience do your Bishops Castle conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Bishops Castle conveyancing lawyers help thousands of buyers move home every year and assisted lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Bishops Castle conveyancers have worked on recent similar cases.