My mortgage broker requires my Standish law firm’s panel reference for the Nat West conveyancing panel. What is the best way to obtain this. I have called my local Standish branch but they have not responded to me.

You are best placed to get this information from your Standish . They should have a central record lender panel numbers.

Having spent time researching consumer advice sites for an online solicitor in Standish, most say that I must instruct a CQS accredited lawyer. What is CQS?

Standish Conveyancing Quality Scheme solicitors have been granted accreditation under the Law Society's Scheme (CQS) The Law Society created CQS to promote high standards in the home legal process. CQS enables consumers to identify solicitor firms who provide a quality residential conveyancing. Standish is one of the many areas in England and Wales in which CQS are based. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.

I am purchasing my first flat in Standish with a loan from . The builders refused to move on the amount so I negotiated 6k of additionals instead. The property agent told me not reveal to my lawyer about this deal as it will jeopardize my mortgage with . Should I keep quiet?.

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.

My uncle has suggested that I instruct his conveyancers in Standish. Do I follow his advice?

No doubt the best way to find a conveyancing solicitor is to have referrals from friends or family who have actually previously instructed the conveyancer that you are considering.

I pay a maintenance contribution for my flat in Standish. Due to losing my job and other issues I slipped into arrears with remittance. I negotiated a clearance plan but there is still a couple of due to be paid.

I want to dispose of the property and I am worried this could threaten to derail the sale if I have to pay off the arrears in advance. Do I have to settle before - is this possible?

It would be wise to speak with the carrying out your Standish conveyancing but one option might be to agree for the arrears to be transferred to the purchasers. The final price due would be adjusted to reflect the amount of debt they take on. They could then discharge the outstanding monies after completion of the purchase.