We note that you have a search directory listing law firms on the Kent Reliance conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Pembroke?

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

I had a mortgage agreed in principle with UBS. Pembroke conveyancing lawyers have been selected. How long does it take for UBS to forward the offer to the property lawyer?

Some lenders take longer than others. Have UBS conducted the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I recently had an offer agreed on a house in Pembroke. My financial adviser suggested a conveyancer. I paid an on account payment of £175. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Skipton 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 Skipton 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.

Nottingham have agreed my home loan in principle, my bid on a apartment in Pembroke has been agreed to, what are the next steps?

Your estate agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Telephone Nottingham or the broker and finalise any appropriate documentation. Nottingham will sellect a valuer who will get in touch with the estate agent or owners to book a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Nottingham will issue 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 Pembroke.

I'm purchasing my first flat in Pembroke benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the side-deal as it may jeopardize my loan with the bank. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Pembroke is the location of the property. Can you shed any light on this issue?

Flying freeholds in Pembroke are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pembroke you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pembroke may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am one month into a freehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Pembroke. I am am starting to be frustrated with the level of service. Can you you assist me in finding new conveyancers?

They would need to be really bad to suggest replacing them. Has the mortgage offer been sent? If so you must advise them of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your conveyancer needs to be on the banks approved list to avoid supplemental expenses and delays. So that should be your first question of the new lawyers. The find a solicitor tool should help you find a lender approved lawyer for your conveyancing in Pembroke