Our lawyer has uncovered a a legal deficiency with the lease for the apartment we are buying in Stone Cross. The seller’s lawyers have put forward defective title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor has advised that he must ensure that the bank is willing to move forward with this solution. Are we the client or is the bank?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. The appropriate lender provisions must be adhered to.

We note that you have a search directory listing firms on the Lloyds conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Stone Cross?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stone Cross.

I am considering applying for a Virgin Money mortgage for purchase of a new build (under development) in Stone Cross with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Virgin Money ?

There is nothing to stop you using your solicitor, but Virgin Money will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I'm purchasing my first flat in Stone Cross with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about the deal as it may affect my loan with Bank of Scotland. 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.

Can a conveyancer remove a name from the title of my property in Stone Cross ?

Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer