My financial adviser has asked me for my Penley solicitor’s panel member for the Santander conveyancing panel. What is the best way to obtain this. I have e-mailed my local Penley office but they don't know it.

The sensible thing to do is ask for this information from your Penley . Most Penley law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Having spent time reviewing online forums for a cheap solicitor in Penley, many say that I should look for a CQS accredited solicitor. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures through the scheme protocol It includes numerous partnerships who conduct conveyancing in Penley.

My husband and I have organised a further advance on our home loan from as we want to carry out a loft conversion to our home in Penley. Do we need to select a bricks and mortar Penley solicitor on the conveyancing panel to handle the paperwork?

do not ordinarily instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the panel.

After much negotiation I have agreed a price on a house in Penley. My mortgage broker suggested a . I paid an on account payment of £175. A few days later, the contacted me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I had an offer accepted on a property in Penley on , valuation was booked 2 days after, all came back fine. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build house in Penley with a loan from . The builders would not budge the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my solicitor about the side-deal as it could adversely affect my loan with the lender. 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.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Penley is the location of the property. Can you offer any advice?

Flying freeholds in Penley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penley you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penley may ascertain 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 premises.