We are planning to acquire a flat and require a conveyancing solicitor in Swanage who is on the UBS conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Swanage.

I am buying my first flat in Swanage benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The estate agent told me not inform my solicitor about this side-deal as it could jeopardize my loan with Barclays . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 decided to have a survey carried out on a property in Swanage in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies will not issue a mortgage on a flying freehold home.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Swanage. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swanage to see if the conveyancing costs will increase in light of this.

I am 14 days into a freehold purchase having been referred to solicitors by the estate agent to execute conveyancing in Swanage. We are not happy. Can you help me find new solicitors?

A solicitor would have to be really bad to suggest diss instructing them. Has the mortgage been issued? If so you will need to advise them of the new contact details and get the mortgage documents are re-issued. The conveyancer should be on the lenders panel to avoid escalating costs and delays. So that should be your first question of the new lawyers. Our find a solicitor tool can assist you in finding a bank approved conveyancer for your home move in Swanage

Much to my surprise my solicitor in Swanage is asking me for ID documents asserting that this is part of his requirements as a solicitor on the lender Conveyancing panel. Can this be correct?

Anti-terror and anti-money-laundering rules require Swanage conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements