We previously chose conveyancing lawyers with offices in Croston on the Lloyds solicitor panel. They are now charging me a separate sum for handling the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. This fee is not set by Lloyds but by your Croston conveyancing practitioner. Plenty of firms on the Lloyds panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.

Completion of my purchase has taken place for my property in Croston. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

After what seems like an age I have had an offer on an apartment in Croston accepted, but there is a chain. The owners have put an offer on a property, however it’s not yet tied up, and have viewings of other flats in the pipeline. I have selected a high street conveyancing solicitor in Croston. What should be my next step? At what point do I apply for the mortgage with TSB?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Croston conveyancing search fees, etc). First, you must ensure that your lawyer is on the TSB conveyancing panel. Concerning the subsequent stages this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a rising market some purchasers would apply for the mortgage with TSB and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with searches.

I am buying a new build house in Croston with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The estate agent told me not reveal to my lawyer about this side-deal as it would adversely affect my mortgage with Bank of Scotland. 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.

I need to appoint a conveyancing solicitor for freehold conveyancing in Croston. I happened to stumble across a web site which appears to be the ideal answer If there is a chance to get all this stuff completed via phone that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Croston. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?

Most houses in Croston are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Croston in which case you should be looking for a Croston conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your solicitor should advise you fully on all the issues.

Leasehold Conveyancing in Croston - Examples of Questions you should consider Prior to buying

What is the name of the managing agents? On the whole the cost for major works tend not to be included within maintenance charges, although there some managing agents in Croston require leaseholders to pay into a reserve fund created for the specific purpose of establishing a fund for larger repairs or maintenance. What prohibitions are contained in the Croston Lease?

My property lawyer in Croston has informed me that he requires identification documents stating that this is part of his retainer as a conveyancer on the lender Solicitor panel. This is news to me - can I refuse?

Anti-terror and anti-money-laundering rules require Croston conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements