There are a variety of conveyancing solicitors in Craven Arms but how do I know who I should use?

Do not opt for the lowest Craven Arms conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I happen to be the sole beneficiary of my late father’s will and I have everything in my name now, including the my former home in Craven Arms. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the house in December. Do I have to wait half a year to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view mortgage companies take of it, depend on the bank as this requirement principally exists to capture subsales or the quick reselling of property.

Are all Craven Arms Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved solicitors?

It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I have been told that property searches are the number one cause of delay in Craven Arms conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Craven Arms.

Are there restrictive covenants that are commonly picked up during conveyancing in Craven Arms?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Craven Arms. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing a new build house in Craven Arms benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my conveyancer about the side-deal as it could affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

My husband and I are purchasing a four bedroom bungalowin Craven Arms with a loan from a bank. We would like to retain our solicitor in Craven Arms yet our bank inform us now that he's not listed on their "panel". Apparently we need to choose from the our bank panel solicitors or stay with our Craven Arms conveyancer and incur the extra fees for one of their panel ones to represent our mortgage company. We feel as though this is unjust; Can we not simply insist that our mortgage company use our Craven Arms lawyer?

Unfortunately,no. The lender home loan offered to you is subject to conditions, one of which will be that lawyers will on the bank's conveyancing panel. Until recently, most banks had open panels, including many conveyancing solicitors in Craven Arms : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your lender.