I am hoping to receive a mortgage with Nat West. I would like to retain the legal services of a Licensed Conveyancer in Dersingham. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I am hoping to complete my purchase in Dersingham next Monday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not unique to conveyancing in Dersingham.

Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial land in Dersingham?

Many commercial conveyancing solicitors in Dersingham will perform 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 Dersingham. The search result provides definitive data 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 Dersingham.

For each commercial conveyancing transaction in Dersingham it is critical 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 Dersingham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Dersingham.

I'm buying a new build house in Dersingham with a mortgage from Lloyds TSB Bank. The sellers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my solicitor about this side-deal as it will put at risk my mortgage with Lloyds TSB Bank. Should I keep quiet?.

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.

Our mortgage broker has suggested using their conveyancer for our conveyancing in Dersingham - Surely it’s easier to just instruct them?

You need to establish if the selling agent is recommending a conveyancing practitioner or introducing to a conveyancer. There are plenty of Dersingham estate agents who recommend two or three Dersingham conveyancing firms and get nothing from it.