I am considering applying for a Principality mortgage for purchase of a new build (under development) in Watford with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?

There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Various online forums that I have frequented warn that are the primary cause of hinderance in Watford conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Watford.

I'm buying my first flat in Watford with a loan from Coventry Building Society. The builders would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent told me not inform my solicitor about the deal as it may impact my mortgage with the bank. 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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Watford is the location of the property. Can you offer any assistance?

Flying freeholds in Watford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Watford you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Watford 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.

How difficult is it to change firm as I need to select a firm on the Accord Mortgages Ltd conveyancing panel. I had appointed a local conveyancing solicitor in Watford five minutes from me but he is not approved by Accord Mortgages Ltd

It would be our pleasure to help you find a conveyancing solicitor in Watford on the Accord Mortgages Ltd panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Watford. In making use of the find a conveyancing solicitor tool on this page, you can scrutinise costs for conveyancing solicitors in Watford and beyond.