Is the fact that my conveyancer in Port Clarence is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?

That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Port Clarence conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

We see that you have a search directory listing law firms on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Port Clarence?

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

I purchased a 4 bedroom Victorian property in Port Clarence. Conveyancing lawyer acted for me and The Mortgage Works. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Port Clarence and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who carried out the work.

I'm buying my first flat in Port Clarence benefiting from help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not reveal to my solicitor about the extras as it would put at risk my loan with the bank. 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 need to appoint a conveyancing solicitor for remortgage conveyancing in Port Clarence. I have discover a web site which looks to be the perfect answer If there is a chance to get all this stuff completed via web that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?