My wife and I are purchasing a new build flat in Darton and my lawyer is advising me that she has to the mortgage company to disclose incentives from the seller. I am under pressure to exchange and I would rather not delay deal. is my lawyer playing by the book?

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

My husband and I wish to acquire a 2 bedroom flat in Darton with a mortgage from Nationwide Building Society.We like our Darton conveyancing solicitor but Nationwide Building Society informed us her practice is not listed on their approved list of member firms. we are left little option but to use a Nationwide Building Society panel firm or retain our preferred solicitor and fork out for a Nationwide Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Nationwide Building Society use our lawyer?

Unfortunately,no. The home loan issued to you contains terms and conditions, one of which will be that solicitors will be on the Nationwide Building Society approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 Nationwide Building Society

We expect to receive a OIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Darton solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Darton solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

My offer was accepted on a house in Darton on 15/5/2019, valuation was booked 3 days after, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

After what feels like an age I have had an offer on an apartment in Darton accepted, the sellers do however have a tied purchase. The sellers have put an offer on a property, however it’s not yet agreed to, and have viewings of other flats in the pipeline. I have selected a local conveyancing solicitor in Darton. What do I do now? When do I get the mortgage application with Aldermore going?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Darton conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Aldermore approved list. Regarding the subsequent stages this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a hot market some purchasers will apply for a home loan with Aldermore and pay for the valuation and only if it comes back ok would they request their solicitor to proceed with searches.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Darton is the location of the property. Can you shed any light on this issue?

Flying freeholds in Darton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Darton you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Darton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

How up-to-date is your search tool for the mortgage company conveyancing panel in Darton? Do the banks send you an updated list?

Darton firms and firms conducting conveyancing in Darton themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the lender directly.