Unfortunately I am unable to travel far from Penn and Ettingshall. I would like to know the reason why all Penn and Ettingshall lawyers are not on all bank panels?

Even though it may seem unfair for banks to limit who can represent them, from the public’s or lawyer’s standpoint, the other side of the coin is that lending institutions are becoming ever more anxious and consider it vital to protect them from mortgage fraud. As a consequence of this concern banks have reduced their conveyancing panel to a manageable size.

It is 10 years ago since I acquired my property in Penn and Ettingshall. Conveyancing solicitors have just been appointed on the sale but I can't track down the title documents. Will this jeopardise the sale?

Don’t worry too much. Firstly the deeds may be with the mortgage company or they could stored with the lawyers who acted in the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Penn and Ettingshall involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who conducted the conveyancing in Penn and Ettingshall 4 years ago have long since closed. What are my options?

Gone are the days when you need to have the physical original deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.

I'm purchasing a new build house in Penn and Ettingshall with a loan from Yorkshire Building Society. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not disclose to my solicitor about this deal as it may impact my mortgage with the bank. 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.

Is it possible to swap conveyancer as I need to instruct one who is on the The Royal Bank of Scotland conveyancing panel. I hired a high street conveyancing solicitor in Penn and Ettingshall five minutes from me but the firm is not accepted by The Royal Bank of Scotland

It would be our pleasure to help you find a conveyancing solicitor in Penn and Ettingshall on the The Royal Bank of Scotland panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Penn and Ettingshall. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Penn and Ettingshall.