Do all mortgage companies provide you with an approved list of Kingsbridge conveyancing solicitors? How do you know who is on the Co-operative conveyancing panel?

Kingsbridge conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.

We are close to exchanging contracts on the sale of our house in Kingsbridge and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Kingsbridge. We have lived in Kingsbridge for many years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am buying a new build house in Kingsbridge benefiting from help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my solicitor about the deal as it will impact my loan with National Westminster 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.

My husband and I are novice buyers - agreed a price, yet the estate agent informed us that the seller will only go ahead if we instruct their recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Kingsbridge

It is highly unlikely the owners are driving this. Should the seller desire ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Kingsbridge conveyancing solicitors - rather thanthose that will earn the negotiator at the agency a referral fee or meet his conveyancing targets demanded by HQ.

My wife and I have had DIP from Britannia who said that they will loan up to £300k. At what point do I need to instruct a practitioner for conveyancing? Kingsbridge is where we are .

You can appoint a solicitor now and ask them to generate a file for you. This will facilitate: 1) the estate agent to issue a Sales Memorandum to the relevant parties 2) the seller’s conveyancer to submit the draft paperwork. That being said, do not ask your property lawyer to start searches until you receive your valuation report via Britannia and you are content to proceed.