We wanted to use a property lawyer in Hartburn for our house purchase. Our broker has since advised us that our mortgage company TSB won't deal with them. Why is this not regarded as unfair competition?

A bank may require a panel solicitor act for it. You would be liable to bear the charges for this. Try using our tool to locate a solicitor to carry conveyancing in Hartburn on the TSB approved list of solicitors.

I have been advised by my conveyancer that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Hartburn?

The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Santander and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

Is it correct that all Hartburn CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?

Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

We are getting a further advance on our mortgage from UBS as we want to conduct alterations to our property in Hartburn. Are we obliged to choose a nearby Hartburn solicitor on the UBS conveyancing panel to deal with the paperwork?

UBS would not normally require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.

I am purchasing a new build house in Hartburn benefiting from help to buy. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not reveal to my conveyancer about the deal as it will adversely affect my mortgage with the bank. Is this normal?.

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.

Am I right to be suspicious by third parties that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local Hartburn conveyancing practice?

As with many professional services, often recommendations from relatives can be very helpful. Yet there are many players in a conveyancing transaction; estate agents, financial adviser and banks may recommend conveyancers to use. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the endorsement. You have the discretion to select your own lawyer. Don't forget that many lenders specify a panel list of solicitors you must use for the lender aspect of your conveyancing.

I am expecting to exchange on the purchase a property in Hartburn but as a result of damage from the recent storms I have negotiated recompense from the owner of four thousand pounds in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process but my bank will not agree to this. Why were they informed?

Any solicitor that is on a bank conveyancing panel is required to inform the mortgage company of any variations to the purchase amount. If you did not allow your lawyer to report the reduction to your lender then they would need to disinstructing themselves from acting for you and the lender.