Do banks and building societies provide you with an approved list of Coombe conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?

Coombe conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

In scouring online forums for an online solicitor in Coombe, most advise that I must look for a CQS assured lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Coombe is one of the many areas of the UK where there are Accredited solicitors.

I am purchasing a new build house in Coombe with the aid of help to buy. The builders refused to reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about this deal as it could put at risk 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.

I opted to have a survey carried out on a property in Coombe before retaining solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies tend not issue a mortgage on a flying freehold property.

It varies from the lender to lender. Santander has different instructions from Halifax. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Coombe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Coombe to see if the conveyancing costs will increase in light of this.

I need to instruct a conveyancing solicitor in Coombe for my remortgage. Is it possible to review a firm’s complaints history with the profession’s regulator?

One can search for documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded call for training reasons.