Is the fact that my conveyancer in Hampton Hill is not on my bank's conveyancing panel that there is a problem with the standard of her 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 top 5 reasons are as follows: (1) lack 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 contact the Hampton Hill conveyancing firm and ask them why they are no longer on the approved list for your bank.

Are you able to vouch for a Britannia accepted Hampton Hill conveyancing firm finish our house move within two weeks? Am I best advised to go for a local Hampton Hill firm or a nationwide firm?

We can recommend some very good Hampton Hill conveyancing firms. Another option is to visit the main road in Hampton Hill. Go in to some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Mention your requirements together with the reasons and get a commitment on speed. Select the one that you are most comfortable with.

It is is a decade since I acquired my home in Hampton Hill. Conveyancing solicitors have recently been instructed on the sale but I am unable to find my deeds. Is this a problem?

Don’t worry too much. First the deeds may be kept by the lender or they may stored with the conveyancers who acted in the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Hampton Hill involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.

I'm purchasing a new build house in Hampton Hill with a loan from Bank of Scotland. The builders would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it will impact my mortgage with the bank. 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.

Due to the advice of my in-laws I had a survey completed on a house in Hampton Hill before retaining solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders will refuse to grant a mortgage on a flying freehold premises.

It varies from the lender to lender. Lloyds has different requirements from Halifax. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hampton Hill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hampton Hill to see if the conveyancing costs will increase in light of this.