The mortgage agreement from Santander for the refinancing of my single room apartment is expected by the end of next week. Can you suggest a low cost conveyancing law firm in Romford?

You have come to the wrong place to search for cut-price fees for conveyancing solicitors in Romford. We can offer you value for money conveyancing but our intention is not to advertise as being the cheapest. Do not be swayed by companies offering ninety nine pound conveyancing in Romford. Optimistically, in going for low cost conveyancing, you will receive what you pay for and at worst you will end up paying a lot in additional fees and still not end up with the service required.

Why do I have to pay up front for my conveyancing in Romford?

If you are buying a property in Romford your solicitor will request that you to provide them with monies to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the conveyancing searches. When the deposit is payable against the sale price then this will be asked for shortly prior to exchange of contracts. The closing balance that is due should be transferred shortly before completion.

I am buying a new build house in Romford with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the side-deal as it could jeopardize my loan 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.

I am looking for a conveyancing practitioner in Romford for my home move. Is there any facility to check a firm’s complaints history with the profession’s regulator?

One may read published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.

My friend mentioned that before selecting a conveyancing lawyer they need approved by your lender. I am novice purchaser but I have an AIP via Santander and I already have a high street conveyancing solicitor in Romford in place. Can Virgin Money insist on an approved solicitor to be used? If so, where do I find that list so I can appoint a conveyancing solicitor in Romford?

You need to instruct a solicitor that is on the Virgin Money panel. Simply call your chosen Romford conveyancing lawyer to check if they are on the Virgin Money panel. If they are not approved you have a number of alternatives open to you here:

• Proceed with your chosen Romford but Virgin Money will undoubtedly instruct a from their conveyancing panel. The net result is additional charges and likely frustration.
• Choose a fresh to conduct the conveyancing, making sure they are on the Virgin Money conveyancing panel.
• Convince your to pull out all the stops to get listed on the Virgin Money panel of solicitors.