I have just been advised by my IFA that my Sands End the law firm I have appointed is not on the bank Solicitor panel. What can I do to be sure if this is correct?

You need to contact your Sands End lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

Me and my fiancee are acquiring our first house. The property lawyer has calledto ask if we would like to take out supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Sands End

The scope of Sands End conveyancing searches should be triggered based entirely on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What is important is that you adequately appreciate what information the searches could give you. Then you can decide if you consider that you need that information. If unclear, ask the conveyancing practitioner to offer guidance.

When researching online forums for a high-quality solicitor in Sands End, most say that I should instruct a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's major banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Sands End is one of the numerous areas in England and Wales where there are Accredited lawyers.

I require fast conveyancing in Sands End as I have a deadline to sign on the dotted line in less than one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?

As you are are a mortgage free buyer you have the choice not to have searches conducted although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Sands End the following are examples of what can be revealed and adversely impact future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...

I am purchasing my first flat in Sands End benefiting from help to buy. The builders would not move on the price so I negotiated 6k of additionals instead. The property agent advised me not disclose to my lawyer about this deal as it would affect my mortgage with the lender. 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.