I am not well enough to travel far from Dover. Is there a reason why all Dover aren't included on all lender panels?

Pre- 2008 most mortgage companies demonstrated an approach to risk which differs from the current day. The FSA in 2010 instigated a thematic review into fraud which concluded: know the on your panel. Consequently, banks have subsequently soughtmore information from law firms concerning their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Many law practices have been removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of volume of transactions the mortgage companies required.

Last we completed a house move in Dover. We have noticed several problems with the house which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Dover?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Dover. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire called a SPIF. If the information is incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Dover.

As a novice what is the most important advice you can impart regarding purchase conveyancing in Dover?

Not many law firms or advisers will tell you this but conveyancing in Dover and elsewhere in is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for conflict between you and others involved in the legal transfer of property. For instance, the vendor, estate agent and on occasion the bank. Choosing a solicitor for your conveyancing in Dover should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to look after your best interests and to keep you safe.

Every so often a potential adversary may attempt to convince you that you should follow their advice. As an example, the property agent may claim to be helping by suggesting your lawyer is wrong. Or your financial adviser may try to convince you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.

My wife and I are downsizing from our property in Dover and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Dover. Having lived in Dover for 5 years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am buying my first flat in Dover with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my lawyer about this deal as it could adversely affect my loan with . 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.