Please explain the implications if my lawyer’s firm is expelled from the Lloyds Conveyancing panel ahead of completing my conveyancing in Box?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I have been told that property searches are a common reason for obstruction in Box house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Box.

I have recentlybeen informed that Action Conveyancing have closed. They carried out my conveyancing in Box for a purchase of a leasehold apartment 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The quickest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Box conveyancing specialists.

I am buying my first flat in Box with a loan from The Royal Bank of Scotland. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my lawyer about the side-deal as it would put at risk 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.

I'm remortgaging my current house to a BTL loan with Birmingham Midshires and intend to use the remaining equity as a down payment on a second house. The neighborhood we are talking about is Box. Will your lawyers be able to act for both sets of banks and link together the transactions?

Do use our comparison tool on this site to be sure that the conveyancers are on the appropriate lender panels. Having checked that they are your lawyer should be able to connect the two transactions but you should talk with you solicitor and make apparent your desired outcome and needs.