Me and my husband are acquiring a ground floor flat in Drybrook. My Solicitor has never been on on the lender solicitor list. Can I still use my Drybrook conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?

You have numerous options open to you here

• Carry on with your preferred Drybrook property lawyer but your mortgage company will undoubtedly instruct a conveyancing practitioner from their conveyancing panel. This will result in additional fees and likely frustration.
• Get a new conveyancer to act in the purchase, obviously checking they are on the lender conveyancing panel.
• Appeal to your conveyancing practitioner to seek to join the lender panel

Is there a search tool that I can utilise to find out if the solicitor handling my conveyancing in Drybrook is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus paying £192.00 in further legal bill.

Please do make use of the search tool on this site. Pick the lender and type ‘Drybrook’ or your preferred area and you will see a number of lawyer based in Drybrook or by proximity to you.

I am due to move property in March. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Drybrook. Conveyancing lawyer was found prior to coming across this website.

On the day of completion you can pick up the keys from the selling agent however this can only take place when the sellers conveyancers advise the agent that the monies to complete are in and the keys can be handed over. You can inform the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Drybrook or a legal practice with expertise in conveyancing in Drybrook.

My wife and I have organised a further advance on our mortgage from Santander as we wish to carry out alterations to our property in Drybrook. Do we need to choose a high street Drybrook solicitor on the Santander conveyancing panel to handle the legals?

Santander do not ordinarily instruct 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 Santander panel.

Last month we had a mortgage agreed in principle with Bank of Ireland. Drybrook conveyancing solicitors were selected. How long does it take for Bank of Ireland to send the offer to the conveyancer?

Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

The deeds to my property can not be found. The solicitors who conducted the conveyancing in Drybrook 5 years ago are no longer around. Will I be able to sell the house?

You no longer need to have the physical official documentation to establish that you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.

I am purchasing a new build house in Drybrook benefiting from help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not disclose to my solicitor about the extras as it may impact my loan with the lender. Should I keep quiet?.

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.