I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Southgate with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

My bid for a property was accepted at auction in Southgate. Conveyancing is needed. What is next?

Having exchanged you will need to retain a conveyancing solicitor quickly as you now have a tight a fixed date to complete the transaction. An auction property will ordinarily have an associated legal pack. This will likely include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are in order to complete on the on the contractual date .

We have agreed to purchase a house in Southgate. A rare aspect is that the roof has a solar panel. Principality 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 Principality your lawyer must check the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not meet these conditions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Southgate.

Completion of my purchase has taken place for my property in Southgate. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Southgate?

Many commercial conveyancing solicitors in Southgate will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Southgate. The search result 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 Southgate.

For each commercial conveyancing transaction in Southgate 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 could cause delays to Southgate commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Southgate.

I'm purchasing a new build house in Southgate with a loan from Leeds Building Society. The developers would not move on the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my lawyer about the side-deal as it would adversely affect my mortgage with the lender. Should I keep quiet?.

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.

Been reading online that Southgate solicitors are more expensive than licensed conveyancers in Southgate when it comes to purchasing a house. Am I better off using a conveyancer or a solicitor where I am purchasing for my home move in Southgate.

When it comes to conveyancing in Southgate the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.