My IFA says he needs my Biddenham law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have contacted my local Biddenham branch but they have not responded to me.

The sensible thing to do is ask for this information from your Biddenham property lawyer . They keep a central record lender panel numbers.

I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to use a specialised conveyancing solicitor in Biddenham?

Do check but the the likelihood is that appoint one of their panel solicitors if you accept the "fee-free" incentive. Contact the lender and explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Biddenham.

Me and my partner are buying a property in Biddenham. It might be a silly question but how we can trust a lawyer? On completion day we will need to deposit funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am the only recipient of my late father’s will and I have everything in my name alone, including the house in Biddenham. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the property in March. Do I have to wait 6 months to sell?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view lenders take of it, depend on the mortgage company as this obligation principally exists to capture the purchase and immediately sell or the flipping of properties.

I am currently in the process of buying my council flat in Biddenham. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

I'm buying a new build house in Biddenham with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The property agent advised me not inform my solicitor about the deal as it would jeopardize my loan with The Mortgage Works. Is this normal?.

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 need to retain a conveyancing solicitor for freehold conveyancing in Biddenham. I happened to stumble across a site which appears to be the ideal solution If it is possible to get all formalities completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?