I had intended to instruct a conveyancing solicitor in Wollaston for our house move. Our financial adviser has since notified us that our bank Nottingham Building Society won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most lenders had a different appetite for risk. Almost all Wollaston conveyancing firms would have been on most mortgage company panels. The FSA in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms regarding their operations and their employees as well as establishing certain criteria such a completing on a minimum number of transactions. Many Wollaston conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Wollaston is one of the many locations where the conveyancers showing on our search results are members of the panel for Nottingham Building Society.

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

Two types of professional can conduct conveyancing in Wollaston namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the sale or purchase of property. They are both obliged to carry out Wollaston conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that all requisite steps should be suitably attended to.

We have a mortgage agreed in principle with Clydesdale. Wollaston conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?

Some lenders take longer than others. Have Clydesdale completed the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We were going to get a OIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Wollaston solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Wollaston solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

My colleague suggested that where I am purchasing in Wollaston I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Wollaston conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Wollaston around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Wollaston.

I am purchasing my first flat in Wollaston with a loan from Leeds Building Society. The developers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this extras as it would jeopardize my loan with Leeds Building Society. Is this normal?.

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.

How can the Landlord & Tenant Act 1954 impact my business property in Wollaston and how can your lawyers assist?

The particular law that you refer to affords protection to commercial leaseholders, granting the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Wollaston