Am I correct in assuming that the fact that my solicitor in Feltham is not on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?

That is most likely a wrong assumption to make. There are plenty of 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) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Feltham conveyancing practice and enquire why they are no longer on the approved list for your bank.

Should my conveyancer be making enquiries concerning flooding during the conveyancing in Feltham.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Feltham. Some people will acquire a house in Feltham, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a various searches that may be undertaken by the buyer or by their solicitors which can figure out the risks in Feltham. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to determine whether the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the owner, then a purchaser could commence a legal claim for losses resulting from an inaccurate response. A purchaser’s lawyers should also order an environmental search. This will indicate if there is any known flood risk. If so, further inquiries should be carried out.

I'm buying my first flat in Feltham with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of extras instead. The sale representative told me not to tell my solicitor about this side-deal as it would affect my loan with the bank. 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.

I am selling my home. My previous solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Feltham if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Feltham. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

Is it best to choose a Feltham conveyancing practitioner who is local to the property I am purchasing? An old friend can execute the conveyancing however her office is 400miles away.

The benefit of a high street Feltham conveyancing practice is that you can visit the firm to sign documents, hand in your ID and apply pressure on them where appropriate. Having local Feltham know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were impressed that should surpass using an unfamiliar Feltham conveyancing lawyer solely due to them being round the corner.