We wanted to use a conveyancing solicitor in Hingham for our house purchase. Our broker has since notified us that our mortgage company won't deal with them. Surely this is unduly restrictive?

Lenders tend to restrict either the category or the number of conveyancing firms on their member panel. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, some have limited the number of solicitor practices they allow to represent them. Be aware that have no responsibility for the quality of advice provided by any member of Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are differing views regarding the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that thousands of law firms, including some in or near Hingham only execute one or two conveyances a year.

A relative advised me that in purchasing a property in Hingham there may be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?

We are aware of anumerous of properties in Hingham which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Hingham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I was told four weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Hingham is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hingham solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hingham postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Hingham.

2 months have gone by since my purchase conveyancing in Hingham concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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 am buying a new build house in Hingham benefiting from help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my solicitor about this extras as it would put at risk my mortgage with . 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.

I'm remortgaging my primary house to a buy to let loan with and intend to use the remaining equity towards another house. The location we are looking at is Hingham. Will your conveyancers be able to act for the two mortgage companies and link together the two deals?

Do use our search tool on this page to check that the lawyers are on the relevant lender panels. Assuming that they are the conveyancer will be able to simultaneously deal with the two deals but you should have a chat with you lawyer and make clear your expectations and requirements.