Please help. My Dunmow lawyer is advising me that he has toorder Dunmow conveyancing searches due to the fact thatthe firm are on the Nat Westsolicitor panel. Is my conveyancer correct?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Dunmow conveyancing searches.

In what way does my ID and proof of funds have anything to do with my conveyancing in Dunmow? Why is this being asked of me?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to hand over ID verification documents, your solicitor can not take you on as a client.

My wife and I have recently appointed a conveyancing solicitor in Dunmow. I I am struggling to find out if they are accepted on the Barclays conveyancing panel. Can you or the lender confirm if they are on the panel?

You should phone the lawyer and ask them if they are on the lender panel. Otherwise please call Barclays who may be able to confirm.

I acquired my flat on 11 May and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Dunmow expressed confidence that it would be recorded in less than a month. Are properties in Dunmow uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Dunmow registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry have to notify any third persons or bodies. Currently roughly three quarters of submission are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration is effected once the buyer is living at the premises therefore an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

I am buying a new build house in Dunmow with a loan from Lloyds TSB Bank. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not disclose to my lawyer about the side-deal as it would put at risk my loan with Lloyds TSB Bank. Should I keep quiet?.

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.