Is the fact that my solicitor in Arlesey is not identified on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?

That is more than likely a wrong assumption to make. 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 most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 Arlesey conveyancing practice and ask them why they are no longer on the approved list for your lender.

We note that you have a search directory identifying firms on the conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Arlesey?

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

I am buying a property and require a conveyancing solicitor in Arlesey who is on the conveyancing. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Arlesey. We dont recommend any particular firm.

I'm purchasing a new build house in Arlesey with a loan from . The developers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my solicitor about the side-deal as it may impact my loan with the lender. 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.

What are the specific advantages to choosing a local in Arlesey

Lots of house movers in Arlesey choose a nearby high street so that they can visit in the event that they have concerns, and to deliver mortgage deeds without using the post.

We would argue that there exists a distinct edge when opting for a local to the house you are buying, due to the knowledge of the locality and possible local issues - but this is debatable. The majority of conveyancers are now via email and may be any place in the world.