We are buying our first property. The property lawyer has calledto see if we wish to take out extra conveyancing searches. Frankly we in the dark as to what's appropriate for conveyancing in Broadway

The quantity and type of Broadway conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the area and risks, your general appetite to risk. What matters is that you adequately understand what information the searches could give you. Then you can decide if you personally think you need that search. If unsure, ask the property lawyer to explain.

My wife and I purchased a semi-detached Edwardian property in Broadway. Conveyancing practitioner acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Broadway and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing lawyer who conducted the purchase.

I'm purchasing my first flat in Broadway with a mortgage from Halifax. The developers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my lawyer about the extras as it could impact my loan with Halifax. Is this normal?.

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.

I need to instruct a conveyancing lawyer in Broadway for my sale. Can I review a firm’s record with the legal regulator?

One may read presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded call for training purposes.

My son is just in the process of moving home, the home loan was agreed last week in principle. One the offer was accepted on house we telephoned the bank to issue the formal offer. We were disappointed to hear that banks do not accept all lawyer, they need to be on their approved list, is this correct?

Lenders tend to imposes restrictions either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Broadway solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.