I can't travel far from Denton. Can you please clarify why all Denton lawyers are not on all lender panels?

Banks tend to impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a practice needs to have at least two partners. In addition to restricting the nature of firm, some banks made a decision to limit the number of conveyancers they permit to act for them. You should note that lenders have no responsibility for the quality of advice given by any Denton solicitor on their panel. Mortgage fraud was the main trigger for the reduction of conveyancing panels in the last decade even though there are differing thoughts concerning whether solicitors sat at the center of that fraud. Statistics from HMLR indicates that thousands of conveyancing organisations only carry out less than three conveyances annually. Those vindicating conveyancing panel cuts question why conveyancing firms deserve the right to be on a bank panel when clearly conveyancing is not their speciality?

I am thinking of remortgaging my property in Denton, does my lawyer have to be on the UBS Solicitor panel?

There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial land in Denton?

Many commercial conveyancing solicitors in Denton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Denton. 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 Denton.

For every commercial conveyancing transaction in Denton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Denton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Denton.

I am purchasing a new build house in Denton with a loan from Nottingham Building Society. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not inform my conveyancer about the extras as it may adversely affect my mortgage with Nottingham Building Society. Do I keep my lawyer in the dark?.

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.

The mortgage broker has recommended their property lawyer for our conveyancing in Denton - Surely it’s better to just use them?

It is worth checking if the estate agent is recommending a solicitor or introducing to a lawyer. There are plenty of Denton selling agents who recommend two or three Denton conveyancing firms and get nothing from it.