I am considering applying for a TSB mortgage for purchase of a newly converted (under development) in Ferndown with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?

There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I am planning on selling our house in Ferndown and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Ferndown conveyancer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing firm rather than a conveyancing solicitor in Ferndown. Having lived in Ferndown for many years we know of no issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I'm buying my first flat in Ferndown with a loan from Aldermore. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the side-deal as it would affect my loan with Aldermore. 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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Ferndown is the location of the property. Is there any advice you can give?

Flying freeholds in Ferndown are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ferndown you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ferndown may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am 14 days into a freehold purchase having been referred to solicitors by the estate agent to execute conveyancing in Ferndown. I am am extremely disappointed with the quality of service. Could you you assist me in finding new lawyers?

A conveyancer would have to be really poor to suggest changing them. Has your mortgage offer been issued? In the event that it has you will need to make them aware of the new contact details and have the mortgage documents are re-sent. Your solicitor ideally should be on the mortgage company approved list to avoid added fees and delays. That should be your starting point. The search tool should help you find a lender approved lawyer for your conveyancing in Ferndown