Finally, a loan agreement from Santander for the remortgage of my single bedroom garden flat is to be issued by the end of next week. Are you able to put forward a low cost conveyancing lawyer in Rush Green?

You have come to the wrong site to search for the lowest fares for conveyancing solicitors in Rush Green. We can offer you affordable conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing organisations seducing you with £99 conveyancing in Rush Green. At best, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst it will result in you paying a lot in additional fees and still not get the service you were hoping for.

It is is a decade since I acquired my house in Rush Green. Conveyancing solicitors have just been retained on the sale but I am unable to find my title documents. Is this a major issue?

Don’t worry too much. First the deeds may be with your mortgage company or they may be in the possession of the lawyers who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Rush Green involves registered property but in the unlikely event that your home is not registered it is more tricky but is not insurmountable.

We have agreed to purchase a house in Rush Green. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Santander your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease does not comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not restricted to Rush Green.

We were going to get a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Rush Green solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Rush Green solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

The formalities of my purchase has taken place for my property in Rush Green. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I am purchasing my first flat in Rush Green with a loan from Nottingham Building Society. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my conveyancer about the deal as it will put at risk my mortgage with Nottingham Building Society. 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.

Do I need to pop into the offices of the lender conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Rush Green as it will be easier to attend their offices if necessary.

Most conveyancing panel lawyers for the mortgage company undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Rush Green. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.