I was told today by my broker that my Emersons Green lawyer is not on the lender Conveyancing panel. What can I do to be certain if this is indeed the case?

You need to contact your Emersons Green conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

My Emersons Green lawyer has spotted a difference when comparing the assumptions in the valuation report and what is in the legal papers for the property. My solicitor says that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?

Your must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I'm buying my first flat in Emersons Green benefiting from help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The house builders rep told me not to tell my lawyer about the deal as it would affect my loan with the bank. Is this normal?.

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.

Should I go with a Emersons Green conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can perform the legal formalities however his firm is located a couple of hundredmiles drive away.

The benefit of a local Emersons Green conveyancing firm is that you can drop in to sign documents, deliver your ID and pester them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and in the main were happy that must outweigh using an unfamiliar Emersons Green conveyancing lawyer just because they are Emersons Green based.

My folks are having problems in finding their Emersons Green land registry title on the site. They recall that back in the 70’s when they purchased the house there were complications concerning Emersons Green not being identified on some systems.

The vast majority of premises in Emersons Green should show up. Have you endevoured to search with just the postcode. Usually it will disclose all the premises inside the postcode. Assuming the property is recorded it will show up with a title number. Where they bought 48 years ago it's conceivable it may be not yet registered. The address may still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title documentation which may be with your parent’s lender.