Is the fact that my conveyancer in Port Clarence is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% 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. If you are concerned you should simply call the Port Clarence conveyancing firm and ask them why they are no longer on the approved list for your lender.

I do hope you can assist me. My Port Clarence conveyancer is advising me that she is duty bound toconduct Port Clarence conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyconveyancing panel. These Port Clarence searches cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Port Clarence conveyancing searches.

I have been told that property searches are the number one cause of delay in Port Clarence house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Port Clarence.

Me and my brother have a 4 bedroom Georgian property in Port Clarence. Conveyancing lawyer acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??

You should 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 Port Clarence and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who conducted the purchase.

I am buying my first flat in Port Clarence with a loan from Halifax. The developers refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep advised me not inform my conveyancer about the deal as it will affect my mortgage with Halifax. Do I keep my lawyer in the dark?.

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.