I am not in a position to travel far from Leamouth. I would like to know the reason why all Leamouth lawyers are not on all mortgage company panels?

Mortgage Companies normally impose restrictions on either the nature or volume of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have at least two partners. In addition to restricting the type of firm, some banks for instance HSBC decided to limit the size of their panel they use to represent them. You should note that mortgage companies have no accountability for the accuracy of service given by any Leamouth conveyancing practitioner on their approved list. Increases in mortgage fraud was a key driver in the rationalisation of solicitor panels in the last decade even though there are opposing opinions about the extent of solicitor involvement in some of that fraud. Data published by HMLR reveal that thousands of law organisations only carry out a couple of conveyances a year. Those supporting conveyancing panel pruning question why law firms should have the right to be listed on a conveyancing panel when clearly property law is not their speciality?

Would the conveyancing solicitors that you recommend perform conveyancing in Leamouth by way of an attended exchange?

We do have a number of conveyancing experts carrying out personalised exchanges. Please e-mail us to obtain a costs illustration and details as to availability.

I completed on my apartment on 14 August and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Leamouth advises it will be recorded inside ten days. Are transfers in Leamouth particularly slow to register?

There is nothing unique about conveyancing in Leamouth registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd parties. As of today roughly 80% of such applications are completed in less than three weeks but occasionally there can be longer delays. Historically registration takes place after the buyer is living at the property therefore an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

I am purchasing a new build house in Leamouth benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not reveal to my lawyer about this side-deal as it may adversely affect my loan with the lender. 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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Leamouth is the location of the property. Is there any guidance you can impart?

Flying freeholds in Leamouth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Leamouth you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leamouth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.