How up to date is your search tool for Holbrook conveyancing solicitors on the Kent Reliance conveyancing panel? Do Kent Reliance send you an updated list?

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

When it comes to lenders such as Leeds Building Society, do Holbrook conveyancers face an annual charge to be on the list of approved solicitors?

We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

After shopping around on the internet I have found a Holbrook property lawyer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Holbrook surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

RBS have agreed my home loan in principle, my offer on a property in Holbrook has been accepted, what happens next?

The property agent will need to be informed of your property lawyer's details (be sure the conveyancers are on the bank’s panel). Contact RBS or the financial adviser and finish off any appropriate forms. RBS will appoint a valuer who will get in touch with the estate agent or owners to book a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. RBS will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Holbrook.

I'm buying my first flat in Holbrook with a mortgage from Bank of Scotland. The developers refused to budge the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not to tell my solicitor about this side-deal as it would put at risk my loan with Bank of Scotland. 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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Holbrook is where the house is located. Can you offer any opinion?

Flying freeholds in Holbrook are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Holbrook you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holbrook may decide 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.

In my capacity as executor for the estate of my grandfather I am disposing of a house in Newport but reside in Holbrook. My lawyer (who is 300 kilometers from merequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Holbrook who can attest and place their company stamp on the document?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Holbrook