I am not in a position to travel far from Easton. Please explain the reason why all Easton solicitors aren't included on all mortgage company panels?

Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in banks and building societies purging less reputable firms from their official list of approved property lawyers .

My grandson is purchasing a new build apartment in Easton with a mortgage from Co-operative. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I just acquired a flat at auction in Easton. Conveyancing is needed. What is next?

Given that you are now legally bound yourself to purchase you now have to find a conveyancing practitioner soon as you now have a pending a fixed date to complete the conveyancing. All auction property should have a bespoke auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to hand this to the lawyer working for you ASAP. Do make sure that you have funds in order to complete the transaction on the set completion date.

A friend advised me that in purchasing a property in Easton there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?

We are aware of a number of properties in Easton which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Easton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

How can we tell if a Easton conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Easton seeking recommendations is a sensible start. 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 advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your conveyancing.

Me and my brother have a 4 bedroom Victorian house in Easton. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Easton 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 situation with your conveyancing lawyer who conducted the conveyancing.

I am buying a house and cash is in place. I have provided conveyancer with two separate proof of photo identification, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer advising that the money is in order and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Easton conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering Regulations.