My partner and I are buying a brand new duplex in Carmel and my conveyancer is telling me that she is duty bound to the mortgage company to reveal incentives from the seller. The Estate Agents are hassling me to exchange and my preference is not to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

As someone with no idea as to the Carmel conveyancing process what is your top tip you can impart for the legal transfer of property in Carmel

Not many law firms shout this from the rooftops but conveyancing in Carmel and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the transaction. E.g., the seller, selling agent and on occasion a bank. Appointing a lawyer for your conveyancing in Carmel is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to act in your legal interests and to protect you.

Sometimes a potential adversary will try and convince you that you should follow their advice. For instance, the property agent may claim to be helping by suggesting your conveyancer is slow. Or your mortgage broker may try to convince you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.

Me and my brother have a renovated Edwardian house in Carmel. Conveyancing solicitor represented me and HSBC Bank. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. Is it worth asking HSBC Bank to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Carmel and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing solicitor who conducted the work.

I am purchasing my first flat in Carmel with a mortgage from Halifax. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not disclose to my conveyancer about the extras as it may adversely affect my mortgage with Halifax. 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.

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At this site secure an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Carmel. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you select them for your property ownership legalities in Carmel