Am I correct in assuming that the fact that my solicitor in Feltham is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Feltham conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Should our solicitor be raising enquiries regarding flooding as part of the conveyancing in Feltham.

Flooding is a growing risk for solicitors dealing with homes in Feltham. There are those who acquire a house in Feltham, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a numerous checks that may be carried out by the buyer or by their conveyancers which should give them a better understanding of the risks in Feltham. The standard information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to find out if the premises has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the seller, then a buyer could issue a claim for damages as a result of such an incorrect response. A purchaser’s lawyers should also commission an enviro report. This will disclose if there is any known flood risk. If so, more detailed investigations should be carried out.

I am purchasing my first flat in Feltham benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The estate agent advised me not inform my lawyer about this deal as it may adversely affect my mortgage with . Do I keep my lawyer in the dark?.

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.

I am looking to sell my property. My former conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Feltham if that affects matters.

You should use our search tool to help you find a solicitor for your conveyancing in Feltham. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

Should I choose a Feltham conveyancing solicitor who is local to the property I am purchasing? I have an old university friend who can deal with the legal work but her office is 400kilometers away.

The benefit of a high street Feltham conveyancing practice is that you can visit the firm to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were impressed that should trump using an unknown Feltham conveyancing solicitor just because they are local.