We previously instructed conveyancers located in Birstall on the solicitor approved list. They are now charging me a further fee for dealing with the mortgage. Is this an additional conveyancing fee specified by ?

Provided it is contained in their Terms of Engagement or estimate then yes your may levy a fee for this. This fee is not dictated by but by your Birstall . Some firms on the panel will quote an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.

We have agreed to purchase a house in Birstall. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

Given that your lender is your lawyer must follow the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for . The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and are required to report to where a lease does not comply with these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Birstall.

Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Birstall solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Birstall postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Birstall.

I am buying my first flat in Birstall with a loan from . The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not reveal to my solicitor about the deal as it would adversely affect my mortgage with . 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.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Birstall is where the house is located. Can you shed any light on this issue?

Flying freeholds in Birstall are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Birstall you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birstall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Am I right to be suspicious that brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a local Birstall conveyancing practice?

As is the case with lots of service providers, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are many people with a vested interest in a conveyancing transaction; estate agents, financial adviser and lenders might all recommend lawyers to select. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the endorsement. You have the discretion to select your preferred conveyancer. Don't forget that many mortgage providers have an approved list of lawyers you have to use for the mortgage aspect of your house move.

The financial adviser has suggested using their for our conveyancing in Birstall - Surely it’s easier to just use them?

It is worth checking if the selling agent is recommending a or introducing to a . There are plenty of Birstall selling agents who recommend two or three Birstall conveyancing firms purely based on those lawyers offering a great service.