My brother-in-law has suggested I instruct a conveyancing solicitor in Andover. I I am struggling to find out whether they are on the TSB conveyancing panel. Can you help?

The first thing you should do is phone your lawyer and ask them whether they can act for the bank. Alternatively please get in touch with TSB who may be able to assist.

Is it the case that all Andover solicitor firms on the UBS conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the UBS conveyancing panel they would need to be overseen by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.

My husband and I are in the process of looking at houses in Andover and I am now considering a potential offer. Is it sensible to have a solicitor on ‘stand by’? I will be getting a mortgage with Lloyds.

It would be sensible to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are seeking a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.

Leeds Building Society have agreed my home loan in principle, my offer on a apartment in Andover has been agreed to, what happens next?

Your property agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Call up Leeds Building Society or the financial adviser and finalise any appropriate documentation. Leeds Building Society will sellect a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. Leeds Building Society will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Andover.

I have recentlybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Andover for a purchase of a freehold house 18 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?

The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Andover conveyancing specialists.

I'm purchasing my first flat in Andover with a loan from Bank of Scotland. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent told me not disclose to my solicitor about this extras as it would adversely affect my loan with the lender. Should I keep quiet?.

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.

I am using a search engine for the term cheap conveyancing in Andover it brings up many solicitorsin the vicinity. With so much choice what is the best way to find the right property lawyer for me?

The best method of choosing a suitable conveyancer is through a trusted testimonial, so seek the counsel of friends and relatives who have bought a property in Andover or a local estate agent or financial adviser. Costs for conveyancing in Andover differ, so it's advisable to secure at least four costs illustrations from varying types of companies. Make sure that you clarify what costs in the quote includes.