My wife and I are planning to purchase a house in New Farnley and are in fact using a New Farnley conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barnsley Building Society have this morning contacted us to advise us that they have now hit a problem as our New Farnley solicitor is not on their conveyancing panel. What do we do from here?

Where you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own New Farnley solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

My partner and I are acquiring our first property. Our conveyancer has contact usto check if we would like to purchase supplemental conveyancing searches. As novices we are clueless as to what's necessary for conveyancing in New Farnley

The type of New Farnley conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general attitude to risk. What is important is that you adequately understand what information each search could supply. You may then decide if you consider that you need that information. Where you are unsure, ask the lawyer to guide you.

I own a freehold house in New Farnley but still charged rent, why is this and what is this?

It is rare for properties in New Farnley and has limited impact for conveyancing in New Farnley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

What will a local search reveal regarding the property I am buying in New Farnley?

New Farnley conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search is essential in every New Farnley conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I'm buying a new build house in New Farnley with the aid of help to buy. The developers refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my solicitor about this deal as it may jeopardize my loan with the bank. 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.