I am in the market for a reasonably priced conveyancer. Should I go for for a nationwide conveyancer as opposed to a local Netherley conveyancing solicitor?

Netherley is a special area, where neighbourhood knowledge is a significant benefit. The relaxed pace of life has it’s attractions – but not when it comes to your conveyancing. The conveyancers that we recommend combine a wealth of Netherley insight with a proactive, can doapproach that helps the conveyancing to progress with the minimum of fuss. It will certainly help that they can make use of well established connections with mortgage brokers, search providers, surveyors and counterpart Netherley conveyancing practices

I am being told by my lawyer that missing deeds insurance is required on my purchase. What is the level of cover for Netherley conveyancing?

The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

We have a mortgage agreed in principle with Santander. Netherley conveyancing solicitors are instructed. How long does it take for Santander to send the offer to the solicitor?

Some lenders take longer than others. Have Santander conducted the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am purchasing a property in Netherley. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?

Given that your lender is Kent Reliance your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease does not meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Netherley.

Is it necessary to take out insurance to cover chancel repairs when purchasing a property in Netherley?

Unless a prior acquisition of the property took place after 12 October 2013 you may assume that lawyers handling conveyancing in Netherley to remain recommending a chancel search and or chancel repair liability insurance.

I am buying a new build house in Netherley with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my conveyancer about the deal as it will jeopardize my loan with Birmingham Midshires. Do I keep my lawyer in the dark?.

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.

We're novice buyers - had an offer accepted, but the agent told us that the vendor will only go ahead if we use the agent's recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a high street solicitor who is familiar with conveyancing in Netherley

It is highly unlikely the vendors are behind this. If they require ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Netherley conveyancing solicitors - as opposed tothe ones that will give the negotiator at the agency a referral fee or hit his conveyancing figures demanded by corporate headquarters.