I was advised recently by my mortgage broker that my Westbourne the law firm I have appointed is not on the bank Solicitor panel. What can I do to be certain whether this is indeed the case?

You need to contact your Westbourne conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

Would the conveyancing lawyers listed on your site perform attended exchange conveyancing in Westbourne?

There are a few conveyancing experts who can conduct personalised exchanges. Do e-mail us to receive a costs illustration and details as to dates.

Finally the sale completed on my house in Westbourne last July yet the purchaser is e-mailing daily to say his solicitor needs to hear from mysolicitor. What are the post completion sale legalities now that I have sold?

Following your sale your conveyancer is duty bound to deliver the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your lawyer should also send confirmation that the mortgage has been discharged to the buyers solicitors. There are no post completion requirements specific conveyancing in Westbourne.

I am purchasing my first flat in Westbourne with a loan from National Westminster Bank. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The property agent told me not to tell my lawyer about this extras as it will affect my mortgage with the bank. 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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Westbourne is the location of the property. What do you suggest?

Flying freeholds in Westbourne are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Westbourne you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westbourne may determine 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 residence.