We are intending to purchase a 1 bedroom flat in Bacup with a mortgage. We have a Bacup solicitor, but the bank advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Bacup conveyancer as well as pay for one of their panel firms to represent them. We consider that this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Bacup conveyancing solicitor to apply to be on the conveyancing panel.

I am buying my first flat in Bacup benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of extras instead. The estate agent told me not disclose to my solicitor about this side-deal as it will jeopardize my loan with Lloyds TSB Bank. Do I keep my lawyer in the dark?.

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 husband and I are one month into a residential purchase having been referred to a firm by the high street agent to carry out the conveyancing in Bacup. I am am extremely dissatisfied with the quality of service. Could you you assist me in finding new lawyers?

A conveyancer would have to be really bad in order to consider changing them. Has your mortgage been issued? In the event that it has you must make them aware of the replacement conveyancer and ensure the mortgage documents are re-sent. Your conveyancer should be on the banks approved list to avoid supplemental charges and delays. So that should be your starting point. The search tool should assist you in finding a lender approved solicitor for your conveyancing in Bacup

What are your top tips when it comes to finding a Bacup conveyancing firm to deal with our lease extension?

If you are instructing a property lawyer for lease extension works (regardless if they are a Bacup conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Bacup conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

What are the legal fees for lease extension work?

Bacup Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing

Make sure you enquire if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being allowed in certain buildings in Bacup. If you like the propertyin Bacup yet your dog is not allowed to live with you then you will be faced difficult decision. Is the freehold owned collectively by the leaseholders? Who is in charge of the block?

We have an offer in principle from Britannia who said that they will lend up to £218k. At what point do we need to appoint a lawyer for conveyancing? Bacup is where we plan to move to.

You can instruct a lawyer now so that the solicitor can open the ledger so they can do the AML checks etc. Once you wish them to start work they will seek a payment on account normally about £200. That should generally be once you have the loan offer from the lender and valuation back, but should you wish to speed matters you can get going sooner albeit risking some money.