I am not well enough to travel far from Bourne End. What is the rationale as to why all Bourne End solicitors are not on all lender panels?

Before the recession most banks exhibited an attitude to risk which differs from the current day. The Financial Services Authority in 2010 carried out a thematic review into fraud which concluded: know the conveyancing practitioners on your panel. As a result, banks have since soughtmore data from law firms concerning their operations and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been excluded from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the lenders required.

Is it the case that all Bourne End solicitor practices on the Kent Reliance conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

I was told two weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Bourne End is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bourne End solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bourne End postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Bourne End.

I have been told that property searches are a common cause of obstruction in Bourne End conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Bourne End.

I am purchasing a new build house in Bourne End with a loan from Norwich and Peterborough Building Society. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my solicitor about this deal as it would impact my mortgage with Norwich and Peterborough Building Society. Should I keep quiet?.

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.

Due to the input of my in-laws I had a survey completed on a property in Bourne End prior to instructing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will not issue a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bourne End. Conveyancing may be slightly more expensive based on your lender's requirements.