We are acquiring a newly built apartment in Woodhouse and Handsworth and my lawyer is informing me that she has to the bank to reveal incentives from the builder. I am on a tight deadline to exchange and I would rather not prolong matters. is my lawyer playing by the book?

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

We are getting the release of further monies on our mortgage from as we want to conduct renovations to our property in Woodhouse and Handsworth. Are we obliged to appoint a bricks and mortar Woodhouse and Handsworth solicitor on the conveyancing panel to deal with the legals?

don't usually appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the conveyancing panel.

Completion of my purchase has taken place for my property in Woodhouse and Handsworth. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Planning on purchasing a flat in Woodhouse and Handsworth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Woodhouse and Handsworth is on the conveyancing panel.

My partner and I are planning on selling our property in Woodhouse and Handsworth and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Woodhouse and Handsworth. Having lived in Woodhouse and Handsworth for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Woodhouse and Handsworth for a purchase of a leasehold apartment 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Woodhouse and Handsworth conveyancing specialists.

I need to swap lawyers as my Woodhouse and Handsworth lawyer is not on the mortgage company's approved list of conveyancing solicitors. Is it advisable to appoint a new law firm?

If you haven't yet instructed a conveyancer to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Woodhouse and Handsworth that you're thinking of instructing.