Unfortunately I am unable to travel far from Broadclyst. I would like to know the reason why all Broadclyst property lawyers are not on all mortgage company panels?

Pre- 2008 most lenders displayed an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into fraud which concluded: know the conveyancing practitioners on your panel. As a result, lenders have subsequently looked to extract more data from law firms about their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have been excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of volume of transactions the lenders insisted on.

I require quick conveyancing in Broadclyst as I have an ultimatum to exchange contracts inside 3 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are not obtaining a home loan you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Broadclyst the following are examples of issues that can arise and adversely affect future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

I am buying a new build house in Broadclyst with a mortgage from Leeds Building Society. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my conveyancer about this deal as it would affect my mortgage with the bank. Should I keep quiet?.

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.

Due to the input of my in-laws I had a survey completed on a property in Broadclyst prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some banks tend refuse to grant a mortgage on a flying freehold house.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check with 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 Broadclyst. Conveyancing will be smoother if you use a solicitor in Broadclyst especially if they regularly deal with such properties in Broadclyst.

In my capacity as executor for the estate of my grandfather I am disposing of a property in Monmouth but live in Broadclyst. My lawyer (approximately 235 miles from mehas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Broadclyst to witness this legal document for me?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Broadclyst based