Is the fact that my conveyancer in Gidea Park is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Gidea Park conveyancing practice and enquire why they are no longer on the approved list for your lender.

We previously instructed solicitors with offices in Gidea Park on the Nottingham solicitor approved list. They are now charging me a separate amount for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?

Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer can charge a fee for this. This fee is not dictated by Nottingham but by your Gidea Park conveyancer. Plenty of firms on the Nottingham panel will levy an ‘acting for lender’ fee and others do not.

How can we know in advance if a Gidea Park conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Gidea Park obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your transaction.

I have finally had an offer on an apartment in Gidea Park accepted, but there is a chain. The sellers have put an offer on somewhere, but it’s not yet agreed to, and are looking at other apartments booked. I have chosen a high street conveyancing solicitor in Gidea Park. What do I do now? When do I get the mortgage application with HSBC going?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then survey, Gidea Park conveyancing search fees, etc). First, you must check that your conveyancer is on the HSBC conveyancing panel. As to the next stages this very much dictated by the specifics of your case, motivation for the property and on the state of the market. During a hot market some purchasers would apply for the mortgage with HSBC and arrange for the valuation and only if it was satisfactory would they request their solicitor to proceed with the conveyancing in Gidea Park.

I understand that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a house in Gidea Park? or I am told that there is an ancient law that could mean that house owners residing in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this suitable for conveyancing in Gidea Park?

Unless a prior acquisition of the property completed post 12 October 2013 you may assume that solicitors handling conveyancing in Gidea Park to continue to advocate a chancel search and or insurance against a claim.

I have recentlyfound out that Wolstenholmes have closed. They carried out my conveyancing in Gidea Park for a purchase of a freehold house 12 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gidea Park conveyancing specialists.

I am buying my first flat in Gidea Park with a loan from HSBC Bank. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my conveyancer about the deal as it may adversely affect my loan with the lender. Is this normal?.

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.