Do the Building Society Association intend to launch a online directory to to identify practices on the Earl Shilton BS conveyancing panel for example in Guisborough?

We would not expect to be advised of any plans on the part of the BSA to promote such a search facility.

I'm purchasing a new build house in Guisborough with a mortgage from Aldermore. The developers would not budge the amount so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my solicitor about this extras as it will impact 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.

Am I right to be wary about brokers that I am dealing with are encouraging me to use an online conveyancing firm rather than a local Guisborough conveyancing company?

As is the case with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. But there are many parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend lawyers to instruct. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the right to appoint your preferred lawyer. However, bear in mind that the majority of banks specify a panel list of solicitors you have to use for the lender aspect of your house move.

We are 18 days into a leasehold purchase having been directed to conveyancers by the high street agent to do our conveyancing in Guisborough. I am am very dissatisfied with the level of service. Can you help me find new lawyers?

They would need to be really bad to suggest replacing them. Has your mortgage been generated? If so you must make them aware of the replacement solicitor and have the loan are re-sent. The solicitor ideally should be on the banks approved list to avoid supplemental expenses and delays. So that should be your first question of the new lawyers. Our search tool should help you find a bank approved solicitor for your conveyancing in Guisborough

My cousin is purchasing a garden flat in Guisborough. He has received an estimate by the property lawyer suggested by the selling agents and it came to £1385 . It was 7 years ago since I sold and bought a home and the bill was £450. Have fees really increased to that extent?

You should call 3 or 4 local Guisborough conveyancing firms seeking prices. It is advisable to base your decision not just on cost, but on promptness and on how comprehensive the reply is.