Am I correct in assuming that the fact that my conveyancer in Ash is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?

That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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 lawyer 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 contact the Ash conveyancing firm and ask them why they are no longer on the approved list for your bank.

When will exchange of contracts occur in residential conveyancing in Ash and do I need to attend the solicitors branch?

If you are in close proximity to our conveyancing solicitors in Ash you are invited in to sign documents. That being said, the law practices we recommend provide countrywide coverage for conveyancing and give just as diligent and professional a job for you when dealing with you electronically. The executing of the contract is not the critical part. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ash)to be in the office available at the end of the phone to exchange contracts.

I'm buying my first flat in Ash with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The sale representative advised me not reveal to my solicitor about this extras as it could impact my mortgage with the bank. 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.

Am I right to be suspicious by third parties that I am dealing with are recommending a national conveyancing firm rather than a High Street Ash conveyancing firm?

As with lots of professional services, often input from connections can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest solicitors to select. On occasion these solicitors might be known to one of the organisations as being good in their field, but sometimes there exists a commercial relationship behind the endorsement. You are free to select your own conveyancer. However, bear in mind that the majority of banks specify a panel list of law firms you are obliged to use for the lender related work in your conveyancing.

I need to retain a conveyancing solicitor for residential conveyancing in Ash. I've discover a site which seems to have the ideal solution If there is a chance to get all the legals done via web that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?