I am selling my flat in Muxton and the estate agent has just e-mailed to warn that the buyers are appointing a new solicitor. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a leading mortgage company only work with specific law firms rather the firm that they want to select to handle their conveyancing in Muxton ?

Mortgage companies have always had an approved set of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Banks point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

I am buying a terraced house in Muxton. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Muxton you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Muxton.

I am buying a new build house in Muxton with a loan from TSB. The developers refused to move on the price so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my conveyancer about the deal as it would jeopardize my loan with TSB. Should I keep quiet?.

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.

My husband and I are 17 days into a freehold purchase having been referred to a firm by the selling agent to handle our conveyancing in Muxton. We are not happy. Can you you assist me in finding new solicitors?

A solicitor would need to be really poor to suggest diss instructing them. Has your mortgage been issued? In the event that it has you will need to inform them of the replacement solicitor and ensure the offer are issued to the new lawyers. Your new conveyancer needs to be on the banks approved list to avoid added fees and frustration. So that should be your starting point. The find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Muxton

Are you able to clarify what options are open to me if my Muxton conveyancing searches shows negative entries?

On the whole, almost all adverse entries arising from Muxton conveyancing search results can be dealt with prior to completion or title insurance can be put in place. It is important to remember that even though you are purchasing the premises and might be willing to live with the search results, your mortgage lender may not, and when all said and done they have the final say.