We are purchasing a 1 bedroom flat in Freezywater with a mortgage. We like our Freezywater solicitor, but the lender advise she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel solicitors or retain our Freezywater and pay for one of their panel ones to represent them. We regard this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Freezywater conveyancing solicitor to apply to be on the conveyancing panel.

Should my solicitor be making enquiries regarding flooding during the conveyancing in Freezywater.

Flooding is a growing risk for lawyers carrying out conveyancing in Freezywater. There are those who acquire a house in Freezywater, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a various checks that can be undertaken by the buyer or by their lawyers which will figure out the risks in Freezywater. The standard completed inquiry 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 discover if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a purchaser could bring a claim for damages as a result of such an misleading reply. The buyer’s lawyers may also order an environmental report. This should disclose if there is any known flood risk. If so, more detailed inquiries should be conducted.

I'm buying my first flat in Freezywater with a loan from . The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my solicitor about this side-deal as it could put at risk my loan with . 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.

In sourcing the world wide web for the words conveyancing in Freezywater it shows results of many conveyancerslocally. With so much choice what is the best way to find the suitable conveyancer for the sale of my house?

The preferential way of seeking the right conveyancer is via trusted recommendation, so enquire of friends and family who have purchased a property in Freezywater or a respected estate agent or financial adviser. Costs for conveyancing in Freezywater differ, so it's a good idea to obtain at least four quotes from varying types of law firms. Make sure that you clarify that the fees are fixed.

Our conveyancing solicitor in Freezywater has requested from me ID documents saying that this is part of his obligations as a conveyancer on the bank Solicitor panel. Is this right?

Anti-terror and anti-money-laundering rules require Freezywater conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements