We had appointed conveyancing lawyers located in Long Eaton on the Bank of Ireland solicitor panel. They are now charging me a separate fee for handling the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer is entitled to charge a fee for this. This fee is not set by Bank of Ireland but by your Long Eaton solicitor. Numerous firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.

We are getting the release of further monies on our home loan from UBS as we intend to carry out alterations to our property in Long Eaton. Are we obliged to choose a bricks and mortar Long Eaton solicitor on the UBS conveyancing panel to deal with the paperwork?

UBS don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.

After shopping around on the internet I have found a Long Eaton property lawyer having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Long Eaton postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Long Eaton.

Should commercial conveyancing searches reveal impending roadworks that may affect a commercial land in Long Eaton?

Its becoming the norm that commercial conveyancing solicitors in Long Eaton will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Long Eaton. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Long Eaton.

For each commercial conveyancing transaction in Long Eaton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Long Eaton commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Long Eaton.

three months have gone by following my purchase conveyancing in Long Eaton concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying my first flat in Long Eaton with a mortgage from Yorkshire Building Society. The developers would not budge the price so I negotiated 6k of additionals instead. The property agent suggested that I not reveal to my conveyancer about this deal as it could affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Whilst your website is a good idea there are many lawyers listed near Long Eaton being on the lender conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our bank?

We are not in the business of recommending one firm above another as the right Long Eaton conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Long Eaton knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..