I am under pressure from the mortgagee in possession of a property in Earley to complete within four weeks. What can I do to expedite matters?

First, If the seller is applying time constraints to complete we would recommend that your lawyer is familiar with the location as they will have local connections and intelligence. It is even conceivable that they could have transacted previoushouses in the same road. Therefore consider using a Earley conveyancing firm. In addition, be sure that the lawyer is on the on the approved list for your mortgage company. It is said that 18% of Earley conveyancing deals are delayed or derailed after discovering a buyer’s conveyancer was not on their mortgage lender’s list of approved solicitors. This can often result in the legal transfer of property being frustrated by as much as 21 days. It is believed that this issue affects in the region of one hundred thousand home sales every year. Almost all Earley conveyancing firms can not represent certain mortgage companies so do check as early as possible.

My fiance and I are hoping to buy a newly converted apartment in Earley with a residential mortgage from The Royal Bank of Scotland.We have a Earley conveyancing solicitor but The Royal Bank of Scotland advised that he's not listed on their approved list of member firms. It seems we have little choice but to instruct a The Royal Bank of Scotland panel solicitor or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage issued to you is subject to its various provisions, a common one being that solicitors must be on the The Royal Bank of Scotland approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

Should my solicitor be making enquiries regarding flooding during the conveyancing in Earley.

Flooding is a growing risk for conveyancers dealing with homes in Earley. There are those who acquire a property in Earley, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a various searches that can be undertaken by the buyer or by their solicitors which will figure out the risks in Earley. The conventional set of information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the owner to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser could commence a legal claim for losses as a result of such an inaccurate answer. A purchaser’s conveyancers should also order an environmental report. This will disclose if there is any known flood risk. If so, further investigations will need to be made.

Are there restrictive covenants that are commonly identified during conveyancing in Earley?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Earley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying my first flat in Earley with a loan from Virgin Money. The developers would not move on the amount so I negotiated £7000 of extras instead. The estate agent told me not reveal to my lawyer about the side-deal as it would impact my loan with the lender. Do I keep my lawyer in the dark?.

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.