Am I correct in assuming that the fact that my solicitor in Gerrards Cross and Chalfont is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?

That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 Gerrards Cross and Chalfont conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

I am purchasing a new build house in Gerrards Cross and Chalfont with a mortgage from Santander. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not reveal to my lawyer about this side-deal as it will jeopardize my mortgage with the bank. Is this normal?.

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've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Gerrards Cross and Chalfont is where the house is located. Is there any guidance you can give?

Flying freeholds in Gerrards Cross and Chalfont are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gerrards Cross and Chalfont you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gerrards Cross and Chalfont may ascertain 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 property.

My uncle has encouraged me to use his conveyancers in Gerrards Cross and Chalfont. Should I find my own solicitor?

Much as we are happy to recommend a Gerrards Cross and Chalfont conveyancing lawyer the best way to select a conveyancing practitioner is to seek guidance from friends or family who have experience in using the firm you're contemplating using.

My partner and I are acquiring a garden flat in Gerrards Cross and Chalfont. At the time of instructing our conveyancing practitioner, they assured us that they were on all mainstream lender panels. The financial adviser emailed yesterday to say that they don't seem to be on the Skipton approved list. If it turns out to be true, what should we do? Should we simply find a different conveyancing practitioner that is on their approved list or do we pay for dual representation, with Skipton selecting their own preferred solicitor.

When acquiring a property with mortgage finance it is usual for the buyer’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to fulfill. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should call Skipton to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Skipton's conveyancing panel and you may continue to use your own Gerrards Cross and Chalfont solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.