I had intended to instruct a property lawyer in Heath Hayes for our home move. Our broker informed us that our mortgage company TSB won't deal with them. Why is this not regarded as unduly restrictive?

Pre- 2008 most banks had a different appetite for risk. Almost all Heath Hayes conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of transactions. Many Heath Hayes conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Heath Hayes is one of the hundreds of areas where the lawyers we list are are approved TSB.

I'm purchasing a new build house in Heath Hayes with the aid of help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my conveyancer about the extras as it could impact my loan with Nationwide Building Society. 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.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Heath Hayes is the location of the property. Can you shed any light on this issue?

Flying freeholds in Heath Hayes are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Heath Hayes you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Heath Hayes may decide 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.

Is it possible to change solicitor as I need to find one who is on the Virgin Money conveyancing panel. I hired a high street conveyancing solicitor in Heath Hayes five minutes from me but he is not approved by Virgin Money

It would be our pleasure to help you select a conveyancing solicitor in Heath Hayes on the Virgin Money panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Heath Hayes. Using search facility on this website, you can compare costs for conveyancing solicitors in Heath Hayes and beyond.

We are 3 weeks into a residential purchase having been recommend to a firm by the high street agent to execute conveyancing in Heath Hayes. I am am starting to be disappointed with the quality of service. Could you you assist me in finding new solicitors?

A conveyancer would have to be really poor to suggest diss instructing them. Has the mortgage been issued? If so you need to inform them of the new contact details and get the offer are re-issued. The conveyancer should be on the lenders panel to avoid escalating costs and complications. That should be your first question of the new conveyancers. The search tool should assist you in finding a lender approved conveyancer for your home move in Heath Hayes