I have been referred to a conveyancing solicitor in Bramley. I I am struggling to find out if they are on the approved list of lawyers. Could you or the lender confirm if they are on the panel?

You should call your solicitor and enquire whether they are on the lender panel. Otherwise you should get in touch with who may be able to help.

What can a local search reveal about the property I am purchasing in Bramley?

Bramley conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search plays an important role in most Bramley conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

4 months have gone by since my purchase conveyancing in Bramley completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying my first flat in Bramley benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of additionals instead. The estate agent advised me not inform my solicitor about the side-deal as it could impact my mortgage with the bank. Should I keep quiet?.

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.

We have AIP from who said that they will lend up to £218k. At what point do we need to appoint a lawyer for conveyancing? Bramley is where we are buying.

You can appoint a now so that the can open the file so they can commence the AML checks etc. Once you wish them to commence work you will be asked for a payment on account normally about £175. That should normally be once you have the loan offer from your lender and valuation results, but should you wish to expedite the process you can start quicker even though you may be risking some expense.