Is the fact that my solicitor in Wargrave is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Wargrave conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Our son is in the process of securing a new build apartment in Wargrave with a home loan from Yorkshire BS. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Yorkshire BS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

The deeds to my house can not be found. The solicitors who conducted the conveyancing in Wargrave 4 years ago no longer exist. What are my options?

You no longer need to hold title official documentation to establish that you own the land or premises, as the Land Registry have everything they need in a digital format.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Wargrave. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wargrave

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I am using a search engine for the term on line conveyancing in Wargrave it brings up numerous property lawyersin the area. How do I determine which is the suitable property lawyer for purchase transaction?

The ideal way of choosing the right conveyancer is via personal testimonial, so ask friends and those you trust who have bought a property in Wargrave or a reputable estate agent or financial adviser. Costs for conveyancing in Wargrave differ, so it's advisable to request at least four fee calculations from different conveyancers. Be sure to seek confirmation what costs in the quote includes.