I can't travel far from Sandringham. Is there a reason why all Sandringham conveyancing practitioners aren't included on all lender panels?

Lenders tend to restrict either the type or volume of conveyancing firms on their panel. Frequent examples of such restriction(s) being that the organisation must have two or more partners. As well as restricting the structure of firm, some banks made a decision to reduce the number of conveyancers they permit to act for them. It is worth noting that building societies have no liability for the accuracy of service supplied by any Sandringham solicitor on their approved list. Mortgage fraud was a key driver in the culling of solicitor panels in the last decade notwithstanding that there are conflicting assessments concerning whether solicitors sat at the center of that fraud. Statistics from the Land Registry indicates that thousands of law practices only conduct one or two conveyances annually. Those supporting conveyancing panel consolidation question why conveyancing firms deserve the right to remain on a bank panel when clearly property law is not their speciality?

We see that you have a post code search directory listing solicitors on the TSB conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Sandringham?

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

I'm buying a new build house in Sandringham with a mortgage from Clydesdale. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not reveal to my solicitor about the side-deal as it would adversely affect my loan with Clydesdale. 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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Sandringham is where the house is located. Is there any advice you can give?

Flying freeholds in Sandringham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sandringham you would need to get your solicitor to go 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 Sandringham 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 residence.

Given that I will soon spend £400,000 on a house in Sandringham I wish to have a conversation with the lawyer regarding thehome move in advance of appointing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your property ownership legalities in Sandringham.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Sandringham should be the figure that you are charged.