I am expecting a mortgage with Santander. I hope to retain the legal services of a Licensed Conveyancer in Trafford Park. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?

The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

We are looking to buy a flat and require a conveyancing solicitor in Trafford Park who is on the Lloyds conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Trafford Park.

What does a local search reveal concerning the property my wife and I purchasing in Trafford Park?

Trafford Park conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Trafford Park conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I am purchasing my first flat in Trafford Park with a mortgage from Halifax. The builders refused to budge the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not to tell my lawyer about the side-deal as it would affect my mortgage with the bank. Is this normal?.

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.

The conveyancers handling our conveyancing in Trafford Park has forwarded documents to review that reveal that the land is unregistered with epitome documents. Why is the property not registred at HM Land Regsitry?

It is a rare occurrence indeed to find premises in Trafford Park not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Trafford Park conveyancing solicitors will be able to handle such matters but where uncertainty prevails the conventional recommendation these days seems to be for the seller to address the registration formalities first and then deal with the transfer to the buyer - this will have a knock on effect to result in a significant delay.