I am not in a position to travel far from Summertown. Can you please spell out why all Summertown solicitors are not on all mortgage company panels?

Before the recession most banks exhibited an approach to risk which is different than today. The FSA in 2010 instigated a thematic review into fraud which concluded: know the conveyancers on your panel. Accordingly, lenders have since looked to extract more data from law firms regarding their processes and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of amount of transactions the lenders set.

As someone not used to conveyancing in Summertown what’s your top tip you can impart concerning the ownership transfer in Summertown

Not many law firms or advisers will tell you this but conveyancing in Summertown and elsewhere in Oxfordshire is an adversarial experience. In other words, when it comes to conveyancing there exists lots of room for confrontation between you and others involved in the ownership transfer. For example, the seller, property agent and even potentially your mortgage company. Selecting a solicitor for your conveyancing in Summertown is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to protect your best interests and to protect you.

Every so often a third party with a vested interest will try and convince you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your lawyer is slow. Or your mortgage broker may tell you to do something that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I'm buying a new build house in Summertown benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not disclose to my conveyancer about the side-deal as it would impact my mortgage 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.

We're new on the property ladder - had an offer accepted, but the selling agent has warned us that the owners will only go ahead if we instruct their preferred solicitors as they need an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in Summertown

It is highly unlikely the sellers are behind this. Should the vendor desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Contact the owners directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Summertown conveyancing lawyers - rather thanthe ones that will earn their estate agent a introducer fee or hit his conveyancing targets demanded by HQ.

What happens where there is a problem with one of the searches for our conveyancing in Summertown?

Usually, most concerns arising from Summertown conveyancing search results can be handled ahead of completion or indemnity insurance may be put on cover. You should note that although you may be buying the property and may be content to live with the search results, your lender may not, and when all said and done have the final decision.