I am selling my flat in Cubitt Town and the estate agent has just called to say that the buyers are changing their solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a major lender only work with certain lawyers rather the firm that they want to choose for their conveyancing in Cubitt Town ?

Banks have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

How do I investigate if the solicitor conducting my conveyancing in Cubitt Town is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for thus spending £187.00 plus VAT in another set of legal charges.

Feel free to make use of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type ‘Cubitt Town’ or your preferred area and you will be presented with a number of lawyer offices in Cubitt Town or nearest you.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial property in Cubitt Town?

Many commercial conveyancing solicitors in Cubitt Town will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Cubitt Town. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cubitt Town.

For each commercial conveyancing transaction in Cubitt Town it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Cubitt Town commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Cubitt Town.

I'm purchasing a new build house in Cubitt Town with a loan from . The sellers would not move on the amount so I negotiated 6k of extras instead. The house builders rep told me not reveal to my solicitor about the deal as it could adversely affect my mortgage with . 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.

After what feels like an age I have had an offer on an maisonette in Cubitt Town accepted, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet tied up, and are looking at other properties in the pipeline. I have chosen a local conveyancing lawyer in Cubitt Town. What should be my next step? When should I get the mortgage application with going with ?

It is normal to have anxieties where there is a chain given your reluctance to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Cubitt Town conveyancing search charges, etc). First, you should check that your is on the conveyancing panel. Regarding the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a buoyant market the majority of buyers would apply for a home loan with and pay for the survey and only if it comes back ok would they ask their to proceed with the conveyancing in Cubitt Town.