I am hoping to receive a offer of a home loan from Lloyds. I would like to enlist the help of a Licensed Conveyancer in East Oxford. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

IfI was to buy a freehold housein East Oxford for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in East Oxford?

The sole reduction in fees you would make on is the East Oxford conveyancing searches. A conveyancer still be obliged to do everything else - money laundering, liaising with the sellers property lawyer, SDLT submission, register the ownership etc. A slight saving might be made by not needing to register a mortgage but it will not be meaningful.

After reading moneysavingexpert.com for a conveyancing solicitor in East Oxford, most comment that I must look for a CQS assured lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. East Oxford is one of the numerous areas in England and Wales where there are CQS lawyers.

I am helping my aunt sell her house in East Oxford. Does the conveyancing solicitor commission an energy performance certificate or do I organise this?

After the demise of Home Information Packs, energy assessments was left as a compulsory element of moving property. An EPC should be commissioned prior to the property being marketed. This is not as aspect of the sale process that lawyers normally organise. If you are instructing a East Oxford conveyancing lawyer they might be able to arrange energy assessments given their contacts with reputable local accredited person

How can we know in advance if a East Oxford conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in East Oxford obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a East Oxford conveyancer on the RBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

I am buying my first flat in East Oxford with a mortgage from HSBC Bank. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about this side-deal as it will impact my loan with HSBC Bank. Do I keep my lawyer in the dark?.

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.