My fiance and I are buying a newbuild apartment in Twickenham with a loan from Barclays .We have a Twickenham conveyancing lawyer but Barclays says he's not listed on their "panel". we are left little option but to use a Barclays panel lawyer or retain our high street solicitor and pay 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 loan offered to you contains various provisions, a common one being that conveyancers will be on the Barclays approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barclays

Should my solicitor be raising enquiries about flooding during the conveyancing in Twickenham.

Flooding is a growing risk for solicitors dealing with homes in Twickenham. There are those who buy a property in Twickenham, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, but there are a various searches that may be carried out by the purchaser or by their solicitors which can figure out the risks in Twickenham. The standard property information forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out whether the property has suffered from flooding. If the property has been flooded in past and is not revealed by the seller, then a buyer could commence a compensation claim resulting from an misleading answer. A purchaser’s lawyers should also commission an environmental search. This should indicate if there is any known flood risk. If so, more detailed inquiries will need to be conducted.

I'm purchasing my first flat in Twickenham with a loan from Alliance & Leicester . The sellers would not budge the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not to tell my conveyancer about the side-deal as it would adversely affect my loan with the bank. 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.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Twickenham is where the house is located. Is there any advice you can give?

Flying freeholds in Twickenham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Twickenham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Twickenham may decide 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 property.

My husband and I are 14 days into a freehold purchase having been referred to solicitors by the local agent to do our conveyancing in Twickenham. I am am very dissatisfied with the level of service. Can you you assist me in finding new lawyers?

A solicitor would have to be very bad in order to consider changing them. Has the mortgage offer been issued? If so you must advise them of the new contact details and ensure the mortgage documents are issued to the new lawyers. The conveyancer should be on the lenders panel to avoid supplemental costs and frustration. So that should be your starting point. The search tool can help you find a bank approved lawyer for your home move in Twickenham