I can't travel far from Little Hulton. Is there a reason why all Little Hulton conveyancers aren't automatically on all bank panels?

Pre- 2008 most mortgage companies displayed an approach to risk which differs from the current day. The financial regulator in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancers on your panel. As a result, lenders have subsequently soughtmore information from law firms concerning their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum amount of transactions the lenders insisted on.

Are the Little Hulton conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?

Little Hulton conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

This question may be naive but I am unexperienced as a 1st time purchaser of a two bedroom flat in Little Hulton. Do I receive the keys to the property on the completion date from my lawyer? If so, I will find a High Street conveyancing solicitor in Little Hulton?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.

I am currently in the process of buying my council flat in Little Hulton. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

Completion of my purchase has taken place for my property in Little Hulton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I'm purchasing my first flat in Little Hulton with a loan from Bank of Ireland. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not to tell my solicitor about this deal as it may jeopardize my loan with the lender. 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.

Is it true that a Little Hulton conveyancing practice got sued by clients for failing to conduct the right conveyancing searches?

We are not aware of such a Little Hulton conveyancing matter but it has been reported that, clients buying a house in Cumbria successfully sued their property lawyer due to development plans to erect a wind farm failing to be picked up in conveyancing searches.

If you are purchasing in Little Hulton It is important that your lawyer carry out all Little Hulton conveyancing searches needed to ensure you have accurate and current information ahead of acquiring a home in Little Hulton.