I am in need of a conveyancer. Do I opt for an online conveyancer rather than a family Louth conveyancing lawyer?

Established third party relationships are another important factor to consider when appointing conveyancing lawyers. Louth law firms often have long term relationships with mortgage brokers and Louth, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Possessing years of experience in the local area is an advantage.

We wanted to use a conveyancing solicitor in Louth for our house move. Our broker has since notified us that our mortgage company National Westminster Bank won't deal with them. Why is this not regarded as unfair competition?

A decade ago most mortgage companies had a different appetite for risk. Almost all Louth conveyancing firms would have been on many bank panels. The FSA in 2010 completed a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms concerning their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum number of transactions. Many Louth 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. Louth is one of the numerous locations where the conveyancers we list are members of the panel for National Westminster Bank.

Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a house in Louth?

Unless a prior purchase of the property took place after 12 October 2013 you may assume that lawyers delivering conveyancing in Louth to remain recommending a chancel search and or insurance against a claim.

I am buying my first flat in Louth benefiting from help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not inform my solicitor about this deal as it would adversely affect my loan with Halifax. 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.

I was advised by a couple of local property agents in Louth to get a quote from a conveyancer on your site. Is there a financial inducement for Estate Agents to promote your services rather than alternative conveyancing organisations?

We don’t make any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.