I am considering applying for a TSB mortgage for purchase of a newly converted (under development) in Stamfordham with 65 per cent LTV. 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 much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I am purchasing a new build house in Stamfordham benefiting from help to buy. The developers would not move on the amount so I negotiated 6k of extras instead. The sale representative told me not reveal to my lawyer about the extras as it would put at risk my mortgage with Clydesdale. 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 opted to have a survey carried out on a house in Stamfordham in advance of appointing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks may refuse to give a loan on this type of premises.

It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Stamfordham. Conveyancing will be smoother if you use a solicitor in Stamfordham especially if they are accustomed to such properties in Stamfordham.

Taking into account that I am about to spend 450k on a house in Stamfordham I wish to have a conversation with the conveyancer concerning thetransaction before appointing the firm. Is this something that you can arrange?

Absolutely - we would be delighted to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your property ownership legalities in Stamfordham.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Stamfordham should be the amount on the final invoice that you end up paying.

How and when do I incur the Stamp Duty Land Tax chargeable for my Stamfordham property purchase?

The conveyancing practitioner should fill out a stamp duty return on your behalf during your Stamfordham conveyancing transaction for signature. After completion your solicitor will submit the STL Return Form to the Tax Authorities and - assuming they have the money - settle any Stamp Duty payable on your behalf.