What is the first thing I need to know regarding purchase conveyancing in Bulwell?

Not many law firms shout this from the rooftops but conveyancing in Bulwell or throughout Nottinghamshire is an adversarial process. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and other parties involved in the transaction. For example, the vendor, property agent and on occasion the bank. Appointing a solicitor for your conveyancing in Bulwell should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to look after your best interests and to protect you.

We are witnessing a definite increase in the "blame" culture- someone has to be blamed for the process taking so long. You should always trust your solicitor ahead of the other parties in the conveyancing process.

What is the difference between a licensed conveyancer and conveyancing solicitor in Bulwell

There are two types of lawyers who can carry out conveyancing in Bulwell namely CLC regulated conveyancers or solicitors. The two can handle conveyancing services that required to complete the sale or acquisition of property. Both are duty bound to perform Bulwell conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requirements and procedures will be accurately attended to.

is it true that all Bulwell solicitor practices on the Clydesdale conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

My wife and I are in the process of viewing flats in Bulwell and I am now considering a potential offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with UBS.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

I am buying my first flat in Bulwell with a mortgage from Alliance & Leicester . The builders would not reduce the amount so I negotiated £7000 of extras instead. The property agent told me not reveal to my lawyer about this deal as it could adversely affect my loan with the lender. Is this normal?.

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.

Should I be suspicious by brokers that I am dealing with are recommending a national conveyancing firm rather than a local Bulwell conveyancing company?

As is the case with lots of professional services, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may recommend lawyers to retain. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the recommendation. You are free to appoint your preferred conveyancer. Don't forget that most mortgage providers operate an approved list of solicitors you are obliged to use for the mortgage aspect of your house move.

My fiance and I are purchasing a four room housein Bulwell with a home loan from a bank. We would like to retain our solicitor in Bulwell however our mortgage company inform us now that she’s not on their "panel". We have to appoint from the our lender panel solicitors or stay with our Bulwell solicitor and incur the extra costs for one of their panel ones to represent our lender. This seems very unfair; Can we not simply insist that our mortgage company use our Bulwell lawyer?

No, not really. The mortgage company mortgage issued is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most mortgage companies had open panels, including most conveyancing solicitors in Bulwell : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your mortgage company.