Am I correct in assuming that the fact that my solicitor in Ruislip Manor is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% 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. Should you be concerned you should simply call the Ruislip Manor conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

I am buying a new build house in Ruislip Manor with a mortgage from Barnsley Building Society. The developers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about the side-deal as it will impact 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.

I am looking for a ground for flat up to £235,500 and identified one close by in Ruislip Manor I like with amenity areas and transport links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Ruislip Manor for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Ruislip Manor?

At this site receive an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Ruislip Manor. Unlike many estate agents and many comparison sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the most kickback, not the best value conveyancing in Ruislip Manor

We're first time buyers - had an offer accepted, but the agent informed us that the owners will only move forward if we use their chosen solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Ruislip Manor

It is highly unlikely the owners are driving this. If they desire ‘a quick sale', turning down a serious purchaser is counter productive. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Ruislip Manor conveyancing lawyers - as opposed tothose that will give their estate agent a kickback or hit his conveyancing thresholds set by senior management.