I am purchasing a flat and require a conveyancing solicitor in Long Ashton who is on the Bank of Ireland approved. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Long Ashton. We dont recommend any particular firm.

I am purchasing a new build house in Long Ashton with a loan from Skipton Building Society. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my solicitor about this side-deal as it could adversely affect my mortgage with Skipton Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I decided to have a survey done on a property in Long Ashton before appointing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may refuse to give a loan on a flying freehold premises.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Long Ashton. Conveyancing will be smoother if you use a solicitor in Long Ashton especially if they are accustomed to such properties in Long Ashton.

Should I be wary about brokers that I am dealing with are recommending an internet conveyancing firm as opposed to a local Long Ashton conveyancing practice?

As is the case with lots of professional services, often input from connections can be worth their weight in gold. Nevertheless there are many people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and lenders might all suggest conveyancers to appoint. Sometimes these lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the endorsement. You have the discretion to appoint your preferred lawyer. Don't forget that many mortgage providers operate an approved list of conveyancers you must use for the lender aspect of your transaction.

Is there an average conveyancing fee for conveyancing in Long Ashton?

The average fee last year for conveyancing in Long Ashton was £1,419 excluding Stamp Duty and HMLR fees.