Is the fact that my solicitor in Edingale is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s work?

That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% 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 simply call the Edingale conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We see that you have a post code search directory listing law firms on the RBS conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Edingale?

We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Edingale.

I am due to move house in January. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Edingale. Conveyancing solicitor was found prior to coming across this website.

On the afternoon of completion you can collect the house keys from your selling agent however this can only be done after the vendors solicitors advise the agent that the monies to complete are in and the keys can be handed over. Subsequently you should inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Edingale or a solicitor that specialises in conveyancing in Edingale.

My husband and I have organised the release of further monies on our home loan from Clydesdale as we wish to conduct a loft conversion to our property in Edingale. Are we obliged to select a bricks and mortar Edingale solicitor on the Clydesdale conveyancing panel to handle the paperwork?

Clydesdale do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Edingale bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Edingale conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?

Your solicitor has to comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am buying my first flat in Edingale with the aid of help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not inform my lawyer about this side-deal as it will adversely affect my loan with the lender. 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.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Edingale is the location of the property. What do you suggest?

Flying freeholds in Edingale are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Edingale you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Edingale may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.