Is the fact that my conveyancer in Browns Green is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?

That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Browns Green conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

My god-son is about to exchange on a new build apartment in Browns Green with a home loan from Santander. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Having spent time reviewing moneysavingexpert.com for a cheap lawyer in Browns Green, most say that I must instruct a CQS accredited solicitor. What is CQS?

Browns Green Conveyancing Quality Scheme solicitors have achieved accreditation by the law Society The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS helps home movers to recognise practices that provide a quality residential conveyancing. Browns Green is one of locations in England and Wales in which accredited firms have a presence. The scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.

About to purchase a new build apartment in Browns Green. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Browns Green

There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I'm refinancing my current property to a BTL mortgage with TSB and intend to use the remaining equity as a down payment on a second house. The area we are interested in is Browns Green. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?

Make use of our search tool on this site to check that the lawyers are on the appropriate lender panels. Having checked that they are the conveyancer will be able to simultaneously deal with the two deals but you should talk with you lawyer and specify your expectations and needs.