My partner and I are purchasing a newly constructed flat in Shropshire and my lawyer is telling me that she has to the bank to reveal incentives from the developer. The Estate Agents are hassling me to sign contracts and I have no desire to delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. 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 need some fast conveyancing in Shropshire as I have an ultimatum to complete inside 4 weeks. Fortunately I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?

As you are are a cash purchaser you have the choice not to have searches conducted although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Shropshire the following are examples of issues that can crop up and therefore impact market value: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

I am purchasing a new build house in Shropshire with a mortgage from National Westminster Bank. The builders refused to move on the price so I negotiated 6k of additionals instead. The sale representative advised me not inform my conveyancer about this side-deal as it could affect my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

I have been on the look out for a flat up to £245,000 and found one close by in Shropshire I like with open areas and station in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Shropshire suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

I am using a search engine for the term cheap conveyancing in Shropshire it reveals numerous solicitorslocally. With so much choice what is the best way to find the right property lawyer for purchase transaction?

The preferential method of seeking a suitable conveyancer is through a personal recommendation, so seek the guidance of friends and family who have bought a property in Shropshire or the respected estate agent or financial adviser. Charges for conveyancing in Shropshire differ, so it's sensible to obtain at least three quotes from varying types of law firms. Dont forget to clarify that the fees are fixed.