My wife and I are hoping to acquire a 2 bedroom apartment in Holbrook with a mortgage. We wish to retain our Holbrook lawyer, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Holbrook as well as pay for one of their panel lawyers to act for them. This seems very unfair; are we not able to insist that the bank use our Holbrook ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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 Holbrook conveyancing solicitor to apply to be on the conveyancing panel.

My nephew is in the process of securing a house that has just been built in Holbrook with a home loan from . His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

My property lawyer in Holbrook has never been on on the Approved Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the panel?

The limited options available to you here include:

1. Carry on with your preferred Holbrook lawyers but will need to use a solicitor on their list of acceptable firms. This will result in additional overall conveyancing fees and cause frustration.
2. Choose a new practitioner to act in the purchase, remembering to check they are approved.
3. Try to convince your based solicitor to attempt to join the panel

Is it necessary to take out insurance to cover chancel repairs when purchasing a residence in Holbrook?

Unless a previous acquisition of the premises completed post 12 October 2013 you could expect lawyers carrying out conveyancing in Holbrook to remain encouraging a chancel search and or chancel repair liability insurance.

Have purchased a a terraced house in Holbrook , how long will it take for the Land Registry to record the transfer to my name? My Holbrook conveyancing solicitor works at snail pace, so I want to be certain that my purchase is recorded.

There is nothing unique when it comes to conveyancing in Holbrook registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. Currently approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Registration occurs after the purchaser has moved in to the premises so registration formalities is not always top priority yet where there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.