Are the BSA planning on creating a search tool with a view to to identify law firms on the Loughborough BS conveyancing panel for instance in Upney?

We are not aware of any plans on the part of the BSA to promote such a tool.

I purchased a terraced Georgian house in Upney. Conveyancing lawyer acted for me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Upney and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the purchase.

I am buying a new build house in Upney with a loan from Barclays . The sellers would not reduce the price so I negotiated £7000 of additionals instead. The estate agent advised me not reveal to my solicitor about the extras as it would jeopardize my loan with Barclays . Should I keep quiet?.

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.

We're new on the property ladder - had an offer accepted, yet the property agent told us that the owners will only move forward if we appoint their recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Upney

It is improbable the owners are behind this. If they desire ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your preferred Upney conveyancing solicitors - not the ones that will earn their estate agent a introducer fee or achieve conveyancing targets demanded by head office.

My husband and I are buying a garden flat in Upney. When we first instructed conveyancer, we were told they were on all mainstream lender panels. The financial adviser called today to advise that they are not on the RBS approved list. Should that be true, what should we do? Do we simply choose a different property lawyer that is on their panel or do we cover the costs for dual representation, with RBS selecting their own approved property lawyer.

When acquiring a property with the benefit of a mortgage it is usual for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to satisfy. Some lenders now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact RBS to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on RBS's conveyancing panel as you are at liberty to use your preferred Upney lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.