Am I correct in assuming that the fact that my solicitor in Bursledon is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?

That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Should you be concerned you should contact the Bursledon conveyancing practice and ask them why they are no longer on the approved list for your bank.

I require conveyancing for a flat in a fairly new development (seven years old) in Bursledon. The vast majority the flats have already been occupied. Is it really necessary to order conveyancing searches for my conveyancing in Bursledon?

A big part of the Bursledon conveyancing process is the conveyancing searches. There are numerous search providers delivering Bursledon conveyancing searches, as well direct from the local authority. These are known collectively as personal search providers and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

What is your number one tip for choosing a conveyancing solicitor in Bursledon

We would encourage you not to base your choice on the lowest Bursledon conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We are getting the release of further funds on our mortgage from Lloyds as we intend to carry out renovations to our house in Bursledon. Are we obliged to choose a bricks and mortar Bursledon solicitor on the Lloyds conveyancing panel to handle the legals?

Lloyds do not ordinarily instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

My offer on a semi in Bursledon has been accepted, but there is a chain. The vendors have offered on on an apartment, but it’s not been accepted yet, and have viewings of other flats booked. I have instructed a high street conveyancing solicitor in Bursledon. What do I do now? At what stage do I apply for the mortgage with UBS?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Bursledon conveyancing search charges, etc). First, you should ensure that your lawyer is on the UBS approved list. Concerning the subsequent steps this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. During a rising market the majority of home buyers would apply for a home loan with UBS and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with the conveyancing in Bursledon.

I'm purchasing a new build house in Bursledon with the aid of help to buy. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The property agent told me not to tell my solicitor about this side-deal as it would adversely affect my loan with the bank. Is this normal?.

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.

In my capacity as executor for the estate of my father I am selling a residence in Swansea but I am based in Bursledon. My conveyancer (approximately 250 kilometers from merequires that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Bursledon to witness and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Bursledon based