My partner and I are looking to buy a property in Roehampton and have instructed a Roehampton conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. have this morning contacted us to advise us that there is now an issue as our Roehampton conveyancer is not on their conveyancing panel. What do we do from here?

When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Roehampton solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

I have given 8 weeks notice to my current landlord and must leave my let out apartment in Roehampton by . Conveyancing for my house purchase is underway. Is it possible to complete in a couple of weeks as I wish to avoid having to move into short term accommodation?

Generally one should not serve notice on a rental until you have exchanged. Assuming that you have not previously done so, update to your solicitor and request that they chase the owners solicitors, try to get a realistic time scale from them that all parties will work to achieve

As someone clueless as to the Roehampton conveyancing process what is the number one tip you can impart for the ownership transfer in Roehampton

You may not hear this from too many lawyers but conveyancing in Roehampton or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the ownership transfer. E.g., the vendor, property agent and even potentially the bank. Selecting a law firm for your conveyancing in Roehampton an important selection as your conveyancer is your adviser, and is the SOLE person in the legal process whose role it is to act in your best interests and to keep you safe.

There is a definite ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your lawyer ahead of the other parties in the conveyancing process.

After reading moneysavingexpert.com for a high-quality lawyer in Roehampton, most comment that I must look for a CQS accredited lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Council of Licensed Conveyancing. Roehampton is one of the many areas in England and Wales where there are Accredited lawyers.

I am buying my first flat in Roehampton with a mortgage from . The developers would not budge the price so I negotiated £7000 of extras instead. The estate agent told me not reveal to my conveyancer about this deal as it could adversely 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.