We are purchasing a new build flat in Kingsbridge and my conveyancer is telling me that she is duty bound to the lender to reveal incentives from the builder. I am on a tight deadline to exchange contracts and I have no desire to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

It is 10 years ago since I acquired my house in Kingsbridge. Conveyancing lawyers have recently been retained on the sale but I can't locate my title documents. Will this cause complications?

Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they may be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Kingsbridge relates to registered property but in the unlikely event that your property is unregistered it is more problematic but is not insurmountable.

Is it correct that all Kingsbridge CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved solicitors?

Some major lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

We had chosen conveyancing lawyers located in Kingsbridge on the Skipton solicitor panel. They have just invoiced me a further sum for handling the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?

Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. The fee is not set by Skipton but by your Kingsbridge lawyer. Plenty of firms on the Skipton panel will quote ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

Last month we had a mortgage agreed in principle with Aldermore. Kingsbridge conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Aldermore?

There is no definitive answer here. Have Aldermore conducted the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

About to purchase a new build apartment in Kingsbridge. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Kingsbridge

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I'm remortgaging my existing home to a BTL mortgage with Chelsea Building Society and I will use the rest of the raised equity as a down payment on further property. The neighborhood we are talking about is Kingsbridge. Will your solicitors be able to act for the two lenders and tie in the transactions?

Make use of our comparison tool on this page to be sure that the lawyers are on the relevant lender panels. Assuming that they are your conveyancer will be able to tie up the two transactions but you should have a chat with you lawyer and specify your expectations and needs.