I am expecting a mortgage with Lloyds. I hope to instruct a Licensed Conveyancer in Birchgrove. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We note that you have a post code search directory listing firms on the TSB conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Birchgrove?

We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Birchgrove.

I am planning on selling our home in Birchgrove and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Birchgrove lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Birchgrove. Having lived in Birchgrove for 5 years we know that this is a non issue. Do we contact our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Me and my brother have a 4 bedroom Georgian house in Birchgrove. Conveyancing practitioner acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Birchgrove and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who conducted the purchase.

I'm buying a new build house in Birchgrove with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The property agent advised me not inform my conveyancer about this side-deal as it may adversely affect my loan with the bank. 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.