It may have been a long time coming a mortgage agreement from HSBC for the remortgage of my 4 bedroom flat is coming by the end of next week. Could you propose a cheap conveyancing solicitor in Wilton?

You have come to the wrong site to search for the lowest fares for conveyancing solicitors in Wilton. Our aim is to provide cost effective conveyancing but we do not aim to work with the cheapest lawyers. Do not be fooled by companies enticing you with low cost conveyancing in Wilton. In your best case scenario, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst it will result in you with a hefty uplift in extras and still not receive the service expected.

Is it correct that all Wilton CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?

A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation 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 panels.

The formalities of my remortgage has taken place for my property in Wilton. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

TSB have agreed my mortgage in principle, my offer on a property in Wilton has been agreed to, what are the next steps?

Your estate agent will want to be informed of your lawyer's details (ensure that the conveyancing practitioners are on the bank’s approved list). Telephone TSB or your broker and finalise any outstanding paperwork. TSB will instruct a valuer who will get in touch with the estate agent or vendor to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days to get a mortgage offer. TSB will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Wilton.

My partner and I are close to exchanging contracts on the sale of our house in Wilton and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Wilton. We have lived in Wilton for six years we know that this is a non issue. Should we contact our local Authority to seek clarification need.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I'm buying my first flat in Wilton with the aid of help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this side-deal as it will adversely affect my mortgage with the bank. Is this normal?.

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.

Being a tenant I am liable for a maintenance contribution for my appartment in Wilton. Due to losing my job and personal issues I fell into arrears with remittance. The managing agents agreed a settlement plan but there is still around £1750 outstanding as of today.

I now wish to dispose of the property and I am concerned this will jeopardize the sale if I have to settle the arrears first. Do I have to settle before - is this achievable?

Do speak with the conveyancer carrying out your Wilton conveyancing but one option may be to arrange for the outstanding amount to be passed to the purchasers. The final price they pay would be adjusted to reflect the amount of debt they assume. They would then pay the outstanding monies after completion of the sale.