I am getting a mortgage with Lloyds. I hope to use a Licensed Conveyancer in Manor House. Does the Lloyds Solicitor panel include Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

My uncle passed away six months ago and as sole heir and executor I was left the house in Manor House. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?

If you intend to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.

We are purchasing a victorian detached house in Manor House. We would like to convert the garage to a playroom at the house.Will legal due diligence on the property involve enquiries to see if these works are prohibited?

Your property lawyer should check the registered title as conveyancing in Manor House will on occasion identify restrictions in the title documents which prohibit certain works or need the permission of a 3rd party. Some extensions need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

When it comes to lenders such as Nationwide, do Manor House property lawyers face a yearly amount to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Santander have agreed my mortgage in principle, my bid on a property in Manor House has been accepted, what are the next steps?

The estate agent will wish to be advised as to your conveyancer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Contact Santander or your broker and finalise any relevant documentation. Santander will appoint a valuer who will get in touch with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Manor House.

I am purchasing a new build house in Manor House with a loan from Yorkshire Building Society. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The sale representative told me not inform my lawyer about this deal as it may put at risk my mortgage with Yorkshire Building Society. 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.

My uncle has recommend that I appoint his conveyancing solicitors in Manor House. Do I follow his advice?

There are no two ways about it the ideal way to select a conveyancing practitioner is to seek recommendations from friends or family who have previously instructed the solicitor you're contemplating using.