I can't travel far from Marylebone. Can you please explain the reason why all Marylebone conveyancing practitioners aren't automatically on all mortgage company panels?

Even though it may seem unfair for lenders to restrict who can act for them, from the public’s or solicitor’s viewpoint, the the contrary view is that lenders are increasingly anxious and regard it imperative to protect them from mortgage fraud. As a consequence of this concern mortgage companies have reduced their panel of approved conveyancing lawyers to a size that they are happy to control.

We see that you have a post code search directory identifying law firms on the Clydesdale conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Marylebone?

We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Marylebone.

We had instructed solicitors located in Marylebone on the Clydesdale solicitor approved list. They have just invoiced me a supplemental fee for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not set by Clydesdale but by your Marylebone conveyancing practitioner. Numerous firms on the Clydesdale panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.

We have a mortgage agreed in principle with UBS. Marylebone conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from UBS?

Some lenders take longer than others. Have UBS done the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have a mortgage with TSB for my property in Marylebone. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?

You must advise TSB prior to letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.

I am buying my first flat in Marylebone benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my solicitor about this extras as it could impact my mortgage with Alliance & Leicester . Should I keep quiet?.

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 step-father has suggested that I appoint his conveyancers in Marylebone. Do I follow his recommendation?

No doubt the best way to find a conveyancing practitioner is to seek feedback from friends or relatives who have actually previously instructed the firm you're considering.