Having been suggested to visit your web site we were going to appoint conveyancing solicitor in Walham Green endorsed on your site but stumbled across some other fee calculations via the web seem cheaper – how come?

One can find numerous conveyancing organisations offering at first sight what seems to be cut price. We would urge you to think twice as to how much you respect your own move to you are willing to take 'cheap' risks over the quality of the legal work. Many of them list a low fee to tempt you but plant extra charges in the fine print..

I am hoping to move into my new home in Walham Green next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not unique to conveyancing in Walham Green.

I am purchasing a new build house in Walham Green with a mortgage from Barclays Direct. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my lawyer about this side-deal as it will impact my loan with Barclays Direct. Should I keep quiet?.

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.

Due to the guidance of my in-laws I had a survey completed on a house in Walham Green in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will refuse to give a loan on this type of home.

It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Walham Green. Conveyancing will be smoother if you use a solicitor in Walham Green especially if they are accustomed to such properties in Walham Green.

Our solicitor in Walham Green has discovered a defect with the lease for the apartment we are buying in Walham Green. The other side have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.