I was told today by my mortgage adviser that my Hammersmith And Fulham the law firm I have appointed is not on the lender Conveyancing panel. How can I be certain if this is indeed the case?

Your first step should be to call your Hammersmith And Fulham lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may recommend you to a Hammersmith And Fulham conveyancing firm that is on the approved list of lawyers for your bank.

I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would prefer to instruct a Hammersmith And Fulham based conveyancing firm?

You should check but the chances are that give you one of their panel solicitors should you take up the "fee-free" incentive. Speak to the mortgage company to see if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Hammersmith And Fulham.

Are all Hammersmith And Fulham Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved firms?

A selection of lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

My husband and I have arranged a further advance on our mortgage from Bank of Ireland as we want to carry out improvements to our house in Hammersmith And Fulham. Do we need to appoint a nearby Hammersmith And Fulham solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?

Bank of Ireland would not normally require firms on their conveyancing panel to deal with 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 list.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hammersmith And Fulham solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hammersmith And Fulham postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Hammersmith And Fulham.

I'm purchasing my first flat in Hammersmith And Fulham with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The estate agent advised me not inform my solicitor about the deal as it will jeopardize my mortgage with the lender. 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.

How can the Landlord & Tenant Act 1954 affect my business property in Hammersmith And Fulham and how can your lawyers assist?

The 1954 Act provides protection to commercial leaseholders, giving them the a statutory right to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Hammersmith And Fulham