I am getting a offer of a home loan from Nat West. My intention is to instruct a Licensed Conveyancer in Berrylands. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We see that you have a post code search directory listing law firms on the HSBC conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Berrylands?

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

What is the difference between a licensed conveyancer and conveyancing solicitor in Berrylands

There are many registered licenced Conveyancers in Berrylands and Solicitor practices in Berrylands to choose from It is important to make clear that the two are regulated professionals specialising in the legal work in the home buying process. Both can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Are all Berrylands Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved firms?

A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I am currently in the process of buying my council flat in Berrylands. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

I'm buying a new build house in Berrylands benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about the side-deal as it may affect my loan with the lender. 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.

As co-executor for the estate of my grandfather I am selling a residence in Swansea but I am based in Berrylands. My conveyancer (approximately 200 miles from meneeds me to execute a statutory declaration before completion. Can you recommend a conveyancing solicitor in Berrylands who can attest and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Berrylands