My mortgage broker has asked me for my Deepcar solicitor’s panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have contacted my local Deepcar office but they have not responded to me.

The sensible thing to do is ask for this information from your Deepcar lawyer . They maintain a central record lender panel numbers.

I am helping my step-mother sell her property in Deepcar. Does the solicitor order the energy performance certificate or should I organise this?

After the abolition of Home Information Packs, energy performance certificates remained a required component of moving house. An energy assessment should be to hand before the property is marketed. It is not something that lawyers normally organise. If you are instructing a Deepcar conveyancing solicitor they might be able to arrange EPC’s due to their relationships with reputable Deepcar assessors

I have instructed a Deepcar conveyancer having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Deepcar postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Deepcar.

Bank of Ireland have agreed my mortgage in principle, my offer on a apartment in Deepcar has been accepted, what happens next?

The property agent will want to know who your solicitors are (be sure the property lawyers are on the lender’s panel). Telephone Bank of Ireland or the financial adviser and complete any relevant paperwork. Bank of Ireland will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Bank of Ireland will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Deepcar.

I own a 4 bedroom Victorian house in Deepcar. Conveyancing lawyer acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Deepcar and other locations in 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 mortgage companies. You can also check the position with your conveyancing practitioner who conducted the purchase.

I am purchasing a new build house in Deepcar with a mortgage from Barnsley Building Society. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not inform my solicitor about this deal as it would put at risk my loan with the lender. 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.

Taking into account that I will soon spend over three hundred thousand on a two bedroom apartment in Deepcar I would like to talk to a solicitor about myhouse move ahead of appointing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Deepcar.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Deepcar should be the amount on the final invoice that you end up paying.