My partner and I are acquiring a newly built flat in Rolleston On Dove and my solicitor is telling me that she has to the bank to disclose incentives from the builder. The Estate Agents are hassling me to sign contracts and my preference is not to delay deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I had a mortgage agreed in principle with Virgin Money. Rolleston On Dove conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

Some lenders take longer than others. Have Virgin Money done the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am currently in the process of buying my council flat in Rolleston On Dove. I have a mortgage agreed with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

Co-operative have agreed my mortgage in principle, my offer on a apartment in Rolleston On Dove has been accepted, what are the next steps?

Your property agent will need to be advised as to your conveyancer's details (make sure the conveyancing practitioners are on the bank’s approved list). Telephone Co-operative or your broker and finalise any outstanding forms. Co-operative will appoint a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Co-operative will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rolleston On Dove.

I'm buying a new build house in Rolleston On Dove with the aid of help to buy. The sellers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not disclose to my lawyer about the side-deal as it would impact my loan with the lender. Do I keep my lawyer in the dark?.

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.

Am I right to be wary by brokers that I am dealing with are recommending a nationwide conveyancing firm rather than a local Rolleston On Dove conveyancing firm?

As with many service providers, often input from connections can be worth their weight in gold. Yet there are many players in a conveyancing deal; estate agents, mortgage brokers and banks might all put forward lawyers to instruct. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the recommendation. You have the right to choose your own conveyancer. Don't forget that most banks operate an approved list of solicitors you must use for the lender related work in your conveyancing.

My partner has recommend that I instruct his conveyancing solicitors in Rolleston On Dove. Should I use them?

Much as we are happy to recommend a Rolleston On Dove conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to have guidance from friends or relatives who have experience in using the firm you're are thinking of instructing.