My husband and I are intent on acquiring an apartment in Cambourne. My lawyer has never been on on the bank solicitor list. Can I still continue with my Cambourne conveyancing solicitor notwithstanding that they are not on the lender approved list?

You have a couple of alternatives available to you here

• Complete the purchase with your existing Cambourne property lawyer but your mortgage company will undoubtedly retain a conveyancer from their approved panel. This will result in additional charges and likely delay.
• Appoint a fresh lawyer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Appeal to your conveyancing practitioner to seek to join the bank panel

In reading mumsnet.com for a conveyancing lawyer in Cambourne, many advise that I should look for a CQS kitemarked solicitor. Can you explain what CQS is?

Cambourne Conveyancing Quality Scheme solicitors have achieved accreditation by the law Society CQS was established to establish evidence of quality standards in the home moving process. CQS helps consumers to identify solicitor firms that provide a quality residential conveyancing. Cambourne is one of locations in England and Wales in which CQS are located. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.

I purchased my apartment on 16 March and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Cambourne said it will be concluded inside ten days. Are transfers in Cambourne particularly slow to register?

As far as conveyancing in Cambourne registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. As of today in the region of 80% of such applications are completed in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected once the purchaser has moved in to the property therefore an expedited registration is not always primary concern but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

I am buying my first flat in Cambourne with a mortgage from Aldermore. The builders would not reduce the price so I negotiated 6k of extras instead. The estate agent advised me not disclose to my conveyancer about the deal as it would impact my mortgage with Aldermore. 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.

My husband and I are 3 weeks into a freehold purchase having been referred to a firm by the estate agent to carry out the conveyancing in Cambourne. I am am starting to be dissatisfied with the quality of service. Could you help me find new lawyers?

They would have to be really bad in order to consider changing them. Has your mortgage been generated? In the event that it has you must make them aware of the new contact details and have the loan are re-sent. The solicitor ideally should be on the lenders approved list to avoid added expenses and delays. So that should be your first question of the new conveyancers. Our search tool can help you find a bank approved lawyer for your conveyancing in Cambourne