My financial adviser has asked me for my Broughton In Furness lawyer’ panel reference for the Santander conveyancing panel. What is the best way to discover this. I have e-mailed my local Broughton In Furness branch but they don't know it.

The sensible thing to do is ask for this information from your Broughton In Furness solicitor . Most Broughton In Furness law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Are the BSA planning on creating a online directory to to identify law firms on the Coventry BS conveyancing panel for instance in Broughton In Furness?

We are not aware of any plans on the part of the BSA to develop such a tool.

I am purchasing a terrace house in Broughton In Furness. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property involve enquiries to see if these alterations are permitted?

Your conveyancer should review the registered title as conveyancing in Broughton In Furness will occasionally reveal restrictions in the title deeds which prohibit categories of alterations or require the consent of a 3rd party. Some works require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Last month we had a mortgage agreed in principle with Yorkshire BS. Broughton In Furness conveyancing practitioners were instructed. How long does it take for Yorkshire BS to forward the offer to the solicitor?

There is no definitive answer here. Have Yorkshire BS conducted the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Yorkshire BS have agreed my home loan in principle, my bid on a apartment in Broughton In Furness has been agreed to, what happens next?

The property agent will need to be informed of your conveyancing practitioner's details (make sure the property lawyers are on the bank’s panel). Telephone Yorkshire BS or the financial adviser and complete any relevant paperwork. Yorkshire BS will appoint a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Broughton In Furness.

I used Wolstenholmes several years ago for my conveyancing in Broughton In Furness. I now require my papers but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Broughton In Furness of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Broughton In Furness with a mortgage from Barclays Direct. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about the extras as it may jeopardize my loan 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.