I am purchasing a property and require a conveyancing solicitor in Carmel who is on the Barclays Direct approved. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays Direct in certain locations such as Carmel. We dont recommend any particular firm.

Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Carmel 10 years ago are no longer around. What do I do?

As long as the title is registered the information relating to your proprietorship will be recorded by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, locate your property and order current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.

I am buying my first flat in Carmel benefiting from help to buy. The developers would not move on the price so I negotiated £7000 of extras instead. The house builders rep told me not inform my conveyancer about the extras as it would adversely affect my loan with Yorkshire Building Society. Do I keep my lawyer in the dark?.

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.

How do I use your search facility to locate a conveyancing practitioner in Carmel on the panel for my bank?

1st choose a mortgage company such as Yorkshire Building Society, The Royal Bank of Scotland or Alliance & Leicester then choose your location a common one being Carmel. Conveyancing firms in Carmel and further afield will then be shown.

My nephew is embarking on her first house purchase, the home loan was agreed last week in principle. When the seller agreed the offer on the apartment we called the bank to issue the formal offer. We were shocked to hear that banks do not accept all property lawyer, they have to be on a list, is this right?

Mortgage Companies normally imposes restrictions either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Carmel property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.