Do the Building Society Association intend to launch a searchable register to list solicitors on the Earl Shilton BS conveyancing panel for example in Braintree?

We are not aware of any plans on the part of the BSA to promote such a search facility.

When it comes to mortgage companies such as Clydesdale, do Braintree solicitors incur a yearly amount to be on the list of approved solicitors?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I have decided to exercise my right to buy my property in Braintree off the council. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

Principality have agreed my home loan in principle, my offer on a apartment in Braintree has been accepted, what happens next?

The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Call up Principality or the broker and finalise any appropriate paperwork. Principality will appoint a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Principality will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Braintree.

I am buying my first flat in Braintree with the aid of help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my conveyancer about the extras as it may affect my loan 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.

How difficult is it to switch conveyancer as I have to choose one who is on the The Mortgage Works conveyancing panel. I instructed a high street conveyancing solicitor in Braintree round the corner but she is not accepted by The Mortgage Works

We will our best to assist in finding you a conveyancing solicitor in Braintree on the The Mortgage Works panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Braintree. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Braintree.

I need to appoint a conveyancing solicitor for remortgage conveyancing in Braintree. I've stumble across a site which looks to be the perfect offering If it is possible to get all the legals done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?