I was told yesterday by my IFA that my Park Royal solicitor is not on the mortgage company Conveyancing panel. How can I be certain that this is indeed the case?

Your first step should be to call your Park Royal conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

I am purchasing my first flat in Park Royal benefiting from help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not reveal to my solicitor about this deal as it could jeopardize my mortgage with the bank. Is this normal?.

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 am looking to sell my property. My previous conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Park Royal if that makes a difference.

You should use our search tool to help you find a solicitor for your conveyancing in Park Royal. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

As co-executor for the will of my father I am disposing of a house in Newport but I am based in Park Royal. My solicitor (approximately 260 miles awayneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Park Royal to attest this legal document for me?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Park Royal

I have finally had an offer on an flat in Park Royal agreed to, the seller does however have a dependent purchase. The owners have put an offer on on an apartment, but it’s not yet tied up, and has viewings of other properties in the pipeline. I have chosen a nearby conveyancing lawyer in Park Royal. What should be my next step? At what stage should I apply for the mortgage with Yorkshire BS?

It is standard to have concerns where there is a chain given your reluctance to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Park Royal conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the Yorkshire BS conveyancing panel. Concerning the subsequent steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a rising market some purchasers would apply for a home loan with Yorkshire BS and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to proceed with searches.