Are all Hinton St George Conveyancing Quality Solicitors on the RBS conveyancing list of approved solicitors?

Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

We had instructed conveyancers based in Hinton St George on the Nationwide solicitor panel. They are now charging me a further amount for the legal aspects of the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The fee is not set by Nationwide but by your Hinton St George conveyancing practitioner. Some firms on the Nationwide panel will quote ’dealing with mortgage’ fee and others do not.

After months of negotiation I have agreed a price on an apartment in Hinton St George. My financial adviser suggested a lawyer. I paid an upfront payment of £150. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Me and my brother own a renovated Victorian property in Hinton St George. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?

You need to assess 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 Hinton St George and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the work.

I'm buying my first flat in Hinton St George benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not reveal to my solicitor about this deal as it may jeopardize 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.

I opted to have a survey completed on a house in Hinton St George in advance of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may refuse to grant a loan on such a premises.

It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hinton St George. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hinton St George to see if the conveyancing will be more expensive.

As co-executor for the estate of my uncle I am disposing of a residence in Newport but reside in Hinton St George. My conveyancer (based 235 kilometers awayneeds me to sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Hinton St George to attest and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are located in Hinton St George