It has come to my attention via my mortgage adviser that my Surbiton the law firm I have appointed is not on the bank Conveyancing panel. How can I be sure whether this is correct?

The first thing you need to do is to call your Surbiton conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may be able to suggest a Surbiton conveyancing practice that is on the conveyancing panel for your lender.

When will exchange of contracts take place for sale conveyancing in Surbiton and do I need to be at the lawyers branch?

Where you are in close proximity to one of the conveyancing solicitors in Surbiton you are welcome to attend to sign documents. However, the firms we recommend offer a nationwide conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not when everything is set in stone. A signed contract is just a prerequisite for the solicitor to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Surbiton)to be in the office at the appropriate time.

Have completed on a a detached house in Surbiton , how long should it take for the Land Registry to record my title? My Surbiton conveyancing solicitor has been painfully slow, so I want to check that my ownership is recorded.

As far as conveyancing in Surbiton registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. At present in the region of 80% of submission are fully addressed within two weeks but occasionally there can be protracted hold-ups. Historically registration takes place after the purchaser is living at the property so registration formalities is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.

I am purchasing my first flat in Surbiton with a mortgage from Skipton Building Society. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about the extras as it will adversely affect my loan with Skipton Building Society. Is this normal?.

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.

How simple is it to use the search facility to find a conveyancing lawyer in Surbiton on the panel for my mortgage?

First choose a bank such as Halifax, Chelsea Building Society or Clydesdale then specify your preferred area such as Surbiton. Conveyancing practices in Surbiton and further afield will then be listed.