We wanted to use a property lawyer in Totterdown for our house purchase. Our financial adviser informed us that our mortgage company Lloyds TSB Bank won't deal with them. Surely this is unfair competition?

Lenders ordinarily restrict either the category or the amount of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have limited the number of solicitor practices they permit to act for them. Be aware that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are differing views concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Totterdown only carry out very few conveyances per annum.

What can a local search inform me concerning the property my wife and I purchasing in Totterdown?

Totterdown conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as PSG The local search plays an important part in most Totterdown conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I am purchasing my first flat in Totterdown benefiting from help to buy. The developers would not move on the price so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my solicitor about this deal as it would affect my loan with the bank. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Totterdown I like with a park and railway links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Totterdown in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you require a home loan that many years will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

Our lawyer in Totterdown has discovered a a legal deficiency with the lease for the property we are buying in Totterdown. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer has advised that as he is on the bank conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the lender?

Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Totterdown conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. These conveyancing instructions have to be complied with by the bank conveyancing panel who has to balance acting for you and the lender