My partner and I are acquiring a brand new apartment in Pelsall and my solicitor is advising me that she is duty bound to the mortgage company to reveal incentives from the developer. I am on a tight deadline to exchange contracts and I would rather not delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am assisting my mother sell her flat in Pelsall. Will the conveyancer commission an EPC or should I organise this?

After the abolition of Home Information Packs, EPC’s became a compulsory part of selling a house. An EPC must be commissioned prior to the property being advertised. This is not as aspect of the sale process that law firms ordinarily arrange. Where you are using a Pelsall conveyancing practitioner they may help arrange energy performance certificates given their relationships with long established Pelsall accredited person

My uncle advised me that in purchasing a property in Pelsall there could be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are anumerous of properties in Pelsall which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Pelsall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to lenders such as Bank of Ireland, do Pelsall property lawyers face a yearly amount to be on the list of approved solicitors?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

Will my lawyer be raising enquiries about flooding as part of the conveyancing in Pelsall.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Pelsall. There are those who buy a property in Pelsall, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or by their lawyers which should figure out the risks in Pelsall. The standard completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to discover if the premises has historically flooded. If the residence has been flooded in past which is not revealed by the vendor, then a buyer could commence a compensation claim as a result of such an incorrect reply. A purchaser’s conveyancers will also commission an enviro search. This should indicate if there is any known flood risk. If so, additional inquiries should be carried out.

I am purchasing my first flat in Pelsall with a mortgage from Barclays . The builders would not move on the amount so I negotiated £7000 of additionals instead. The house builders rep told me not reveal to my conveyancer about the side-deal as it will put at risk my loan with Barclays . 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.

Is it possible to swap firm as I have to instruct one who is on the Halifax conveyancing list. I instructed a local conveyancing solicitor in Pelsall round the corner but she is not accepted by Halifax

We will our best to assist in finding you a conveyancing solicitor in Pelsall on the Halifax panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Pelsall. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Pelsall.