In reviewing moneysavingexpert.com for a high-quality lawyer in Torpoint, many advise that I must instruct a CQS kitemarked solicitor. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Council of Licensed Conveyancing. Torpoint is one of the numerous areas of the UK where there are CQS lawyers.

I am purchasing a new build house in Torpoint with a loan from Aldermore. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not to tell my solicitor about this side-deal as it could impact my loan with Aldermore. Do I keep my lawyer in the dark?.

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.

Given that I will soon spend over three hundred thousand on a property in Torpoint I wish to talk to a lawyer about myhome move prior to appointing the firm. Is this something that you can arrange?

We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your property ownership legalities in Torpoint.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Torpoint should be the amount on the final invoice that you are charged.

I need to appoint a conveyancing solicitor for residential conveyancing in Torpoint. I have stumble across a site which looks to be the ideal offering If there is a chance to get all formalities completed via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?

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?

My husband and I are purchasing a four room housein Torpoint with a loan from a bank. We have a solicitor in Torpoint but our bank says she’s not on their "panel". Apparently we need to choose from the our lender panel solicitors or stay with our Torpoint conveyancer and incur the extra fees for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The lender mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most lenders had open panels, including almost all conveyancing solicitors in Torpoint : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your lender.