I am buying a brand new flat in Broxbourne and my solicitor is telling me that she has to the lender to disclose incentives from the seller. The Estate Agents are hassling me to exchange and I would rather not prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

As someone clueless as to the Broxbourne conveyancing process what is the number one tip you can impart concerning the house moving process in Broxbourne

Not many law firms or advisers will tell you this but conveyancing in Broxbourne or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the house moving process. For example, the vendor, property agent and on occasion your mortgage company. Appointing a law firm for your conveyancing in Broxbourne should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to act in your legal interests and to protect you.

We are witnessing a definite emergence in the "blame" culture- someone has to be at fault for the process taking so long. You should always trust your lawyer ahead of the other parties when it comes to the legal transfer of property.

I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Broxbourne?

You should check but the the probability is that appoint one of their panel solicitors where you take up the "fee-free" deal. Call the bank and check if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Broxbourne.

We are due to move house in March. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Broxbourne. Conveyancing solicitor was chosen before I stumbled across your website.

On the day of completion you will need to pick up the keys from the property agent but this can only occur once the sellers lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can inform the removal company that you are ready to move in. We do not recommend a particular removal organisation but can help you find a residential property solicitor in Broxbourne or a lawyer that specialises in conveyancing in Broxbourne.

We previously instructed solicitors located in Broxbourne on the Lloyds solicitor panel. They have just billed me a further amount for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. This fee is not set by Lloyds but by your Broxbourne conveyancing practitioner. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee and others do not.

We are getting a further advance on our mortgage from Co-operative as we intend to carry out renovations to our property in Broxbourne. Are we obliged to appoint a bricks and mortar Broxbourne solicitor on the Co-operative conveyancing panel to deal with the legals?

Co-operative don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.

I need to instruct a conveyancing solicitor in Broxbourne for my home move. Can I check a firm’s complaints history with the profession’s regulator?

One can review published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.