Am I correct in assuming that the fact that my solicitor in New Covent Garden is not identified on my bank's solicitor panel that there is a problem with the standard of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor 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 contact the New Covent Garden conveyancing firm and ask them why they are no longer on the approved list for your bank.

I have a renovated Victorian property in New Covent Garden. Conveyancing lawyer represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching property. Is it worth asking Accord Mortgages Ltd to clarify?

You should review the Freehold register you have again and check the Charges Register for 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 New Covent Garden and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing lawyer who conducted the work.

I am purchasing my first flat in New Covent Garden with a loan from Alliance & Leicester . The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not disclose to my solicitor about the extras as it will affect my mortgage with the lender. 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.

Due to the advice of my in-laws I had a survey completed on a property in New Covent Garden before appointing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend refuse to grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in New Covent Garden. Conveyancing will be smoother if you use a solicitor in New Covent Garden especially if they are accustomed to such properties in New Covent Garden.

As co-executor for the estate of my father I am selling a house in Neath but live in New Covent Garden. My lawyer (approximately 260 miles awayhas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in New Covent Garden to attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in New Covent Garden