A mortgage agreement from HSBC for the refinancing of my single room maisonette is to be issued any day now. Can you propose a cheap conveyancing practitioner in Stanwick?

You have arrived at the wrong place to search for the lowest fares for conveyancing solicitors in Stanwick. We can offer you affordable conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint organisations offering ninety nine pound conveyancing in Stanwick. Optimistically, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you being stung for additional fees and still not receive the service required.

It has been four months since my purchase conveyancing in Stanwick took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing my first flat in Stanwick with a loan from Godiva Mortgages Ltd. The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my conveyancer about this side-deal as it would affect my mortgage 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 house I have offered on last month in what should have been a straight forward, chain free conveyancing. Stanwick is the location of the property. Can you shed any light on this issue?

Flying freeholds in Stanwick are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stanwick you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stanwick may decide 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 residence.

Me and my partner are buying a three bedroom apartmentin Stanwick with a home loan from a lender. We wish to instruct our conveyancer in Stanwick yet our lender inform us now that he's not approved on their "panel". We have to appoint from the our lender panel firms or stay with our Stanwick conveyancer and incur the extra legals for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The lender mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most banks had open panels, including many conveyancing solicitors in Stanwick : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.