Is the fact that my conveyancer in Cannington is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?

That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 simply call the Cannington conveyancing firm and enquire why they are no longer on the approved list for your lender.

I am buying my first flat in Cannington with a mortgage from Accord Mortgages Ltd. The developers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not to tell my conveyancer about the extras as it may adversely affect my loan with the bank. Do I keep my lawyer in the dark?.

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.

I decided to have a survey carried out on a property in Cannington in advance of retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks tend refuse to issue a loan on this type of premises.

It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cannington. Conveyancing will be smoother if you use a solicitor in Cannington especially if they are accustomed to such properties in Cannington.

Is it simple use the search app to choose a conveyancing practitioner in Cannington on the panel for my lender?

First choose a lender such as Nationwide Building Society, Virgin Money or Clydesdale then choose your preferred area such as Cannington. Conveyancing organisations in Cannington and across England and Wales will then be identified.

Been searching for a lawyer for leasehold sale conveyancing in Cannington. We are selling, simple no mortgage to redeem, no rush, currently vacant. Received a quote from a solicitor for a thousand pounds including VAT which is a tad steep considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Cannington?

Considering it’s a sale only, £450 + VAT is likely to be about the lowest for a Cannington solicitor firm.