Am I correct in assuming that the fact that my conveyancer in Romford is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his work?

That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Romford conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

I have been recommended a conveyancing solicitor in Romford. I I am struggling to find out whether they are on the Barnsley Building Society conveyancing panel. Could you advise?

You should call the lawyer and ask them if they are on the lender panel. Alternatively you can get in touch with Barnsley Building Society who may be able to assist.

I need some expedited conveyancing in Romford as I am under pressure to exchange contracts inside 3 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?

As you are not getting a home loan you are at free not to have searches carried out although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Romford the following are instances of issues that can be revealed and therefore affect future mortgageability: Enforcement Notices, Overdue Charges, Outstanding Grants, Road Schemes,...

I'm purchasing my first flat in Romford with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent told me not inform my lawyer about this side-deal as it may affect my loan with the bank. 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.

Can a conveyancer remove a person from the title of my home in Romford ?

Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner