We see that you have a post code search directory listing solicitors on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Boscombe?

We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Boscombe.

I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in Boscombe with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?

In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Will our lawyer be making enquiries concerning flooding as part of the conveyancing in Boscombe.

Flooding is a growing risk for lawyers carrying out conveyancing in Boscombe. There are those who acquire a house in Boscombe, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a number of checks that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Boscombe. The conventional set of information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to find out if the premises has ever been flooded. If the premises has been flooded in past and is not disclosed by the owner, then a buyer may issue a claim for damages resulting from an incorrect response. The purchaser’s conveyancers should also commission an environmental search. This should disclose whether there is a recorded flood risk. If so, further inquiries will need to be conducted.

I am buying my first flat in Boscombe with a mortgage from Birmingham Midshires. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not reveal to my solicitor about this side-deal as it will impact my mortgage with the bank. Should I keep quiet?.

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.

I have just placed an offer on an apartment in Boscombe and the mortgage adviser that we are using suggested his conveyancing practitioner. He quoted £800 plus VAT and 3rd party costs. Does this sound like a good deal?

You should not rely on a single estimate. You should obtain like-for-like quotes for your conveyancing in Boscombe. Then choose one that you trust and just as important, is on the approved list of the lender that you have applied for a mortgage from.