I have just been advised by my lender that my Dawley and Lawley the law firm I have appointed is not on the bank Solicitor panel. How can I check?

You need to contact your Dawley and Lawley lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they may recommend you to a Dawley and Lawley conveyancing firm that is on the approved list of lawyers for your bank.

We are a couple about to exchange contracts for a semi detached house in Dawley and Lawley. We have hit a problem. The mortgage offer with Bank of Scotland expires on 24/4/2026 but the sellers are suggesting a completion date of 28/4/2026. Can one prolong the mortgage offer?

The person best placed to address this question is your conveyancer who will hopefully determine whether he or she is better off negotiating with the bank, owner’s lawyers, estate agents or indeed all parties based on what has happend in your transaction as of today.

This question may be naive but I am unexperienced as FTB of a garden flat in Dawley and Lawley. Do I collect the keys to the property on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Dawley and Lawley?

On the day of completion you do not need to go to the conveyancers office in Dawley and Lawley. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.

We are buying a end of terrace house in Dawley and Lawley. We would like to carry out a loft conversion at the house.Will the conveyancing process include checks to determine if these alterations are allowed?

Your property lawyer should review the registered title as conveyancing in Dawley and Lawley can on occasion reveal restrictions in the title deeds which restrict categories of works or need the consent of another owner. Some additions require local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

Our sealed bid on a property in Dawley and Lawley has been accepted, the owners do however have an associated purchase. The vendors have offered on on an apartment, however it’s not been accepted yet, and are looking at other properties booked. I have selected a nearby conveyancing solicitor in Dawley and Lawley. What do I do now? At what stage should I apply for the mortgage with RBS?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Dawley and Lawley conveyancing search charges, etc). The first thing to do is check that your lawyer is on the RBS conveyancing panel. Concerning the next phase this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a hot market some home buyers would apply for the mortgage with RBS and arrange for the valuation and only if it comes back ok would they ask their solicitor to proceed with searches.

Do I need to take out insurance to address the risk of chancel repairs when purchasing a residence in Dawley and Lawley?

Unless a previous acquisition of the house completed post 12 October 2013 you may expect solicitors carrying out conveyancing in Dawley and Lawley to continue to recommend a chancel search and or chancel repair liability policy.

I am purchasing a new build house in Dawley and Lawley with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of additionals instead. The sale representative told me not to tell my solicitor about this deal as it will affect my loan with Bank of Scotland. 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.