I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Bookham with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I'm buying my first flat in Bookham with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my solicitor about the side-deal as it could jeopardize my mortgage with the lender. 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.

I opted to have a survey done on a house in Bookham prior to instructing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some banks may refuse to give a loan on a flying freehold home.

It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bookham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bookham to see if the conveyancing will be more expensive.

Taking into account that I am about to spend £400,000 on a terraced house in Bookham I wish to have a conversation with the solicitor concerning thetransaction prior to appointing the firm. Can this be arranged?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your conveyancing in Bookham.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Bookham should be the figure that you end up paying.

To what extent are Bookham conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Bookham or across England and Wales.