Please could you vouch for a Alliance & Leicester allowed Romsley conveyancing practice that can complete within under 3 weeks? Would it be better to use a local Romsley conveyancer or an online conveyancer?

We can recommend some very good Romsley conveyancing firms. Another option is to visit the high street in Romsley. Approach some well established firms and ask to see a conveyancing solicitor for a quote. Mention your expectations together with your reasons and ask for a commitment on your deadline. Choose the one that appears most efficient.

Are the Romsley conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?

Romsley conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.

Is it the case that all Romsley solicitor firms on the Virgin Money conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.

We were going to get a AIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Romsley solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Romsley solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being problematic. The Romsley solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm purchasing a new build house in Romsley benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not to tell my conveyancer about the deal as it could adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Romsley is where the house is located. Is there any guidance you can impart?

Flying freeholds in Romsley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Romsley you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Romsley may determine 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.