We're in Bottesford, First time buyers buying with a mortgage (lender is Coventry BS , and our solicitor is on the Coventry BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Are all Bottesford Conveyancing Quality Solicitors on the Barclays conveyancing list of approved practices?

A selection of lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Bottesford bank branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Bottesford conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?

Your conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have finally had an offer on an apartment in Bottesford agreed to, but there is a chain. The sellers have offered on somewhere, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Bottesford. What should be my next step? When should I get the mortgage application with Nottingham started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Bottesford conveyancing search costs, etc). First, you must ensure that your conveyancer is on the Nottingham conveyancing panel. As to the subsequent steps this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. During a rising market the majority of purchasers would apply for a home loan with Nottingham and arrange for the valuation and only if it was satisfactory would they request their lawyer to proceed with the conveyancing in Bottesford.

I have been told that property searches are the primary reason for delay in Bottesford conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Bottesford.

I'm purchasing my first flat in Bottesford benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of extras instead. The sale representative advised me not to tell my conveyancer about this side-deal as it may jeopardize my loan with HSBC Bank. Should I keep quiet?.

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 house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Bottesford is where the house is located. Can you offer any opinion?

Flying freeholds in Bottesford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bottesford you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bottesford 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 premises.