My partner’s sister is a solicitor. I hope that I will receive preferential rates for conveyancing, but if not, what kind of costs would I typically be looking at for conveyancing in Thames Ditton?

You should contrast pricing. Make use of our comparison tool on this site. Whilst estimates may vary but service levels do are distinct between law firms as is true with most professions.

Are all Thames Ditton Conveyancing Quality Solicitors on the Co-operative conveyancing panel?

Some major banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

We are getting a further advance on our home loan from Bank of Ireland as we intend to carry out a loft conversion to our property in Thames Ditton. Do we need to choose a local Thames Ditton solicitor on the Bank of Ireland conveyancing panel to handle the legals?

Bank of Ireland do not ordinarily appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Thames Ditton solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Thames Ditton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My relative advised me that where I am buying in Thames Ditton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Thames Ditton conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Thames Ditton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Thames Ditton Education with plans and statistics, Local Amenities and other useful data regarding Thames Ditton.

I'm purchasing my first flat in Thames Ditton with a mortgage from Bank of Scotland. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not reveal to my conveyancer about the side-deal as it will impact 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.

Do I need to be wary by estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a local Thames Ditton conveyancing practice?

As is the case with lots of service providers, often input from relatives can be worth their weight in gold. Nevertheless there are lots of parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend solicitors to choose. Sometimes these lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the recommendation. You have the right to appoint your own conveyancer. You need to be aware that some banks specify a panel list of law firms you are obliged to use for the mortgage related work in your transaction.