I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to appoint a local conveyancing solicitor in Thurmaston?

Do check but the the likelihood is that give you one of their panel solicitors where you accept the "fee-free" offer. Speak to the lender and check if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Thurmaston.

This question may be naive but I am unexperienced as FTB of a ground floor flat in Thurmaston. Do I pick up the keys to the property on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Thurmaston?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you will be invited to pick up the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.

Does a directory service exist listing Kent Reliance panel conveyancers in Thurmaston on the UK Finance Lenders’ Handbook Website?

No. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public online. Where you are looking for a Thurmaston conveyancing practitioner on the Kent Reliance please make the most of our tool.

I have finally had an offer on a maisonette in Thurmaston accepted, but there is a chain. The sellers have offered on somewhere, but it’s not been accepted yet, and have viewings of other apartments booked. I have selected a high street conveyancing solicitor in Thurmaston. What do I do now? When should I get the mortgage application with Nationwide started?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Thurmaston conveyancing search charges, etc). The first thing to do is check that your solicitor is on the Nationwide approved list. As to the next phase this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. In a buoyant market many purchasers would apply for the mortgage with Nationwide and pay for the valuation and only if it comes back ok would they ask their conveyancer to proceed with the conveyancing in Thurmaston.

Various web forums that I have visited warn that are the primary cause of hinderance in Thurmaston conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Thurmaston.

I am buying my first flat in Thurmaston with the aid of help to buy. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent told me not disclose to my lawyer about this side-deal as it will jeopardize my loan with the lender. Is this normal?.

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.

Two months into purchasing a house in Thurmaston. Conveyancing solicitor has phoned to say the title is "Leasehold". Will this likely make a difference on our mortgage valuation?

Thurmaston conveyancing does not normally involve leasehold houses. The key consideration here is the unexpired lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to impact the value too much.

On the flip side, if it's, say, Sixty years it is bound to have a adverse impact on the value, and most likely wouldn't be acceptable to the lender. The remaining lease term and ground rent will be specified in the lease to be supplied to your conveyancing practitioner.