As a FTB what is the most important advice you can give me about purchase conveyancing in East Hunsbury?

Not many law firms or advisers will tell you this but conveyancing in East Hunsbury and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of room for confrontation between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and sometimes your mortgage company. Selecting a solicitor for your conveyancing in East Hunsbury is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to protect your legal interests and to keep you safe.

We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. You must always trust your lawyer above the other parties when it comes to the legal assignment of property.

This question may be naive but I am unseasoned as FTB of a two bedroom flat in East Hunsbury. Do I pick up the keys to the property on completion from my conveyancer? If so, I will find a local conveyancing solicitor in East Hunsbury?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.

I'm the only beneficiary of my late father’s estate and I have everything in my name alone, including the house in East Hunsbury. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in August. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How practical a view lenders take of it, depend on the lender as this requirement principally exists to identify subsales or the quick reselling of property.

Does a directory service exist listing Nationwide panel solicitors in East Hunsbury on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings viewable online. If you are seeking to appoint a East Hunsbury conveyancer on the Nationwide please use our tool.

I'm buying my first flat in East Hunsbury with a loan from Santander. The sellers would not reduce the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my solicitor about this side-deal as it would put at risk my mortgage with the 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.

My father-in-law has recommend that I use his conveyancing solicitors in East Hunsbury. Do I take his advice?

There are no two ways about it the ideal way to find a conveyancing practitioner is to have referrals from friends or relatives who have experience in using the conveyancer you're are thinking of instructing.

My husband and I are purchasing a four room bungalowin East Hunsbury with a residential mortgage from a bank. We wish to instruct our conveyancer in East Hunsbury however our bank says he's not on their "panel". It seems we have little choice but to instruct one of the our bank panel firms or stay with our East Hunsbury conveyancer and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. The lender mortgage offered to you is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in East Hunsbury : a mortgagee could choose 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.