I am not well enough to travel far from Thatcham. I would like to know the logic why all Thatcham conveyancers aren't included on all lender panels?

Mortgage Companies tend to restrict either the nature or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that the organisation needs to have at least two partners. As well as restricting the structure of firm, some banks made a decision to limit the size of their panel they use to act for them. It is worth noting that mortgage companies have no responsibility for the standard of advice provided by any Thatcham conveyancing practitioner on their approved list. Mortgage fraud was the main trigger for the culling of solicitor panels a few years ago even though there are differing points of view about the extent of solicitor involvement in some of that fraud. Data via the Land Registry reveal that thousands of law firms only carry out a couple of conveyances a year. Those vindicating conveyancing panel cuts question why conveyancing firms should have the right to remain on a conveyancing panel when it is apparent that conveyancing is not their speciality?

In researching mumsnet.com for an online lawyer in Thatcham, most advise that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?

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 processes via the scheme protocol Membership includes many organisations who conduct conveyancing in Thatcham.

I am buying my first flat in Thatcham with a loan from Aldermore. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my solicitor about the side-deal as it will affect my loan with Aldermore. Do I keep my lawyer in the dark?.

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.

Due to the guidance of my in-laws I had a survey completed on a property in Thatcham ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies tend not give a loan on such a house.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Thatcham. Conveyancing may be slightly more expensive based on your lender's requirements.

Do I need to be suspicious about 3rd parties that I am dealing with are encouraging me to use a national conveyancing firm rather than a local Thatcham conveyancing firm?

As is the case with lots of professional services, often input from connections can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and banks might all recommend solicitors to choose. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the discretion to appoint your own lawyer. However, bear in mind that some banks specify a panel list of lawyers you have to use for the mortgage aspect of your house move.