I can't travel far from Wisbech. Can you please spell out why all Wisbech solicitors aren't automatically on all bank panels?

As unjust as it may seem for mortgage companies to limit who can act for them, from the public’s or lawyer’s point of view, the the contrary view is that banks are increasingly anxious and regard it essential to shield themselves from mortgage fraud. As a result of this concern banks have restricted their panel of approved conveyancing lawyers to a size that they are happy to control.

We are nearing an exchange on a house in Wisbech and my parents have sent the ten percent deposit to my conveyancing practitioner. I am now advised that as the deposit has been received from someone other than me my property lawyer needs to disclose this to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the bank concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?

The lawyer is obliged to clarify with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

What can a local search reveal about the house we're purchasing in Wisbech?

Wisbech conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays a central part in many a Wisbech conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable 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 thirteen topic headings.

The deeds to our home can not be found. The conveyancers who handled the conveyancing in Wisbech 4 years ago no longer exist. What are my next steps?

Assuming the title is registered the details of your proprietorship will be recorded by HMLR under a Title Number. It is easy to perform a search at the Land Registry, locate your house and obtain up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I'm buying my first flat in Wisbech with the aid of help to buy. The sellers would not move on the price so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my solicitor about the extras as it could put at risk my mortgage with Barclays Direct. 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.