The owners have rather brash sellers who has insisted on a lock out contract with a deposit two thousand pounds. Is it wise to enter into such agreements?

Exclusivity agreements are contracts binding a property seller and purchaser granting the buyer the sole right to the sale of the property for a certain period of time. Essentially, a lock out agreement is a contract stating that you should receive a contract at a later date being the main conveyancing contract. It tends to be used for buyer protection though in some cases, the owner may enjoy an upside from such agreements as well. There are numerous pros and cons to using them but you need to check with your conveyancer but note that it may result in incurring more in conveyancing charges. For this these agreements are unusual when it comes to conveyancing in Denmark Hill.

As someone unfamiliar with the Denmark Hill conveyancing process what is your top tip you can impart for the home moving process in Denmark Hill

Not many law firms or advisers will tell you this but conveyancing in Denmark Hill and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the legal transfer of property. E.g., the seller, property agent and sometimes the mortgage company. Choosing a law firm for your conveyancing in Denmark Hill an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to act in your best interests and to protect you.

On occasion a third party with a vested interest will attempt to sway you that you should follow their advice. For instance, the selling agent may claim to be assisting by suggesting your lawyer is slow. Or your mortgage broker may try to convince you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.

I am considering applying for a HSBC mortgage for purchase of a newly converted (under development) in Denmark Hill with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?

In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC 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 Denmark Hill with the aid of help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not disclose to my lawyer about this side-deal as it would put at risk my loan with The Royal Bank of Scotland. 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.

Is it possible to switch firm as I need to select one who is on the Lloyds TSB Bank conveyancing panel. I instructed a high street conveyancing solicitor in Denmark Hill round the corner but he is not accepted by Lloyds TSB Bank

We will our best to assist in finding you a conveyancing solicitor in Denmark Hill on the Lloyds TSB Bank panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Denmark Hill. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Denmark Hill.