Unfortunately I am unable to travel far from Waddon. What is the rationale as to why all Waddon conveyancers are not on all lender panels?

Even though it may seem unfair for lenders to limit who can act for them, from the public’s or conveyancer’s perspective, the the contrary view is that lenders are becoming ever more anxious and consider it vital to protect them against illegal activities. As a consequence of this concern lenders have reduced their conveyancing panel to a size that they are happy to control.

My partner and I are downsizing from our property in Waddon and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing practice rather than a conveyancing solicitor in Waddon. We have lived in Waddon for many years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I have a renovated Victorian property in Waddon. Conveyancing solicitor acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Waddon and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the purchase.

I am purchasing my first flat in Waddon benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my solicitor about this deal as it would jeopardize my loan with the lender. Is this normal?.

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 cousin has suggested that I instruct his conveyancers in Waddon. Should I find my own solicitor?

Much as we are happy to recommend a Waddon conveyancing lawyer the best way to choose a conveyancing lawyer is to get referrals from friends or relatives who have actually previously instructed the conveyancer you're contemplating using.