Am I correct in assuming that the fact that my solicitor in Rutland is not listed on my lender's solicitor panel that there is a problem with the standard of her conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Rutland conveyancing practice and ask them why they are no longer on the approved list for your lender.

We are looking to buy a flat and need a conveyancing solicitor in Rutland who is on the solicitor panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Rutland.

My wife and I purchasing a terrace house in Rutland. Our aim is to an extension at the rear at the property.Will legal conveyancing on the property involve enquiries to determine if these alterations are prohibited?

Your property lawyer should check the deeds as conveyancing in Rutland can occasionally reveal restrictions in the title documents which prevent certain alterations or need the permission of a 3rd party. Some works need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.

Can I be sure that the Rutland conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Rutland obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.

I had an offer accepted on a property in Rutland on , valuation was booked 4 days later, received a clean bill of health. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Are entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will commercial conveyancing searches reveal planned roadworks that may impact a commercial property in Rutland?

Many commercial conveyancing solicitors in Rutland will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Rutland. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rutland.

For every commercial conveyancing transaction in Rutland it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Rutland commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Rutland.

I'm buying my first flat in Rutland benefiting from help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not reveal to my lawyer about the extras as it will affect my mortgage with the lender. Is this normal?.

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.