I am obtaining a offer of a home loan from Lloyds. I hope to instruct a Licensed Conveyancer in Whaley Bridge. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

It is a dozen years since I bought my home in Whaley Bridge. Conveyancing solicitors have recently been appointed on the sale but I can't track down my deeds. Will this jeopardise the sale?

Don’t worry too much. First there is a chance that the deeds will be retained by the lender or they could stored with the lawyers who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Whaley Bridge relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Whaley Bridge?

There are two types of lawyers who can execute conveyancing in Whaley Bridge namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or purchase of property. Both are obliged to conduct Whaley Bridge conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that all requisite procedures should be suitably taken.

We had appointed conveyancers located in Whaley Bridge on the Clydesdale solicitor approved list. They have just billed me a further sum for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. The fee is not set by Clydesdale but by your Whaley Bridge conveyancer. Plenty of firms on the Clydesdale panel will charge an ‘acting for lender’ fee and others do not.

I have a mortgage with Lloyds for my property in Whaley Bridge. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?

You must advise Lloyds in advance of renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel lawyer.

I'm purchasing a new build house in Whaley Bridge with a loan from Halifax. The builders refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent told me not reveal to my conveyancer about the side-deal as it will affect my loan with the lender. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Whaley Bridge is the location of the property. What do you suggest?

Flying freeholds in Whaley Bridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Whaley Bridge you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whaley Bridge may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.