Me and my fiance are hoping to purchase a 1 bedroom flat in Hartfield with a mortgage. We have a Hartfield lawyer, but the bank advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Hartfield solicitor as well as pay for one of their panel ones to act for them. This seems very unfair; 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 Hartfield conveyancing lawyer to apply to be on the conveyancing panel.

What can a local search reveal concerning the house my wife and I buying in Hartfield?

Hartfield conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays a central part in most Hartfield conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

It has been four months following my purchase conveyancing in Hartfield completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm buying my first flat in Hartfield with the aid of help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my lawyer about this side-deal as it may adversely affect my mortgage with the bank. Should I keep quiet?.

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.

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At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Hartfield. Unlike many estate agents and many comparison sites we do not charge firms a commission if you instruct them for your home move in Hartfield