Am I correct in assuming that the fact that my conveyancer in Lyneham is not on my mortgage company's conveyancing panel that there is a problem with the quality of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters 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. Where you are concerned you should simply call the Lyneham conveyancing practice and enquire why they are no longer on the approved list for your lender.

Me and my brother own a semi-detached Edwardian house in Lyneham. Conveyancing practitioner represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lyneham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who completed the work.

I am purchasing a new build house in Lyneham benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent told me not to tell my solicitor about this deal as it will impact my mortgage with the lender. 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.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Lyneham is where the house is located. Can you shed any light on this issue?

Flying freeholds in Lyneham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lyneham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lyneham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My brother has suggested that I use his lawyers for conveyancing in Lyneham. Should I use them?

There are no two ways about it the best way to select a conveyancing lawyer is to get guidance from friends or family who have previously instructed the solicitor that you are considering.