My partner and I are planning to buy a home in Nunthorpe and have appointed a Nunthorpe conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Yorkshire Building Society have this afternoon contacted us to advise us that there is now an issue as our Nunthorpe lawyer is not on their conveyancing panel. Please explain?

When purchasing a property with mortgage finance it is standard for the purchasers' solicitors 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 solicitor should contact your bank 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 don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Nunthorpe lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

The owners have rather pushy vendors who has insisted on a preliminary agreement with a non-refundable deposit 6,000. Are such agreements sensible?

Lock out agreements are agreements between a property owner and purchaser granting the buyer the sole right to the sale of the property for a certain period of time. Essentially, a lock out agreement is a contract specifying that you will be issued with a contract at a later date which is the contract for the actual sale. It tends to be used for buyer assurance though in some cases, the owner may stand to benefit from such agreements as well. There are many positives and negatives to using them but you need to check with your conveyancer but note that it may result in costing you extra in conveyancing charges. For these reasons these agreements are rare in relation to conveyancing in Nunthorpe.

I'm purchasing my first flat in Nunthorpe with a loan from National Westminster Bank. The builders would not budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my conveyancer about this side-deal as it could jeopardize my loan with National Westminster 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.

As co-executor for the will of my father I am selling a property in Cardiff but I am based in Nunthorpe. My conveyancer (approximately 250 kilometers from merequires that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Nunthorpe who can attest this legal document for me?

strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Nunthorpe based

At long last a loan agreement from a bank for the remortgage of my 4 bedroom maisonette is to be issued imminently. Are you able to recommend an efficient remortgage conveyancing law firm in Nunthorpe ?

You are on the wrong site if you are in need of the lowest fares for conveyancing solicitors in Nunthorpe. Our aim is to provide cost effective conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint companies offering £99 conveyancing in Nunthorpe.In your best case scenario, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up invoiced for extras and still not get the service required.