My husband and I are buying a 3 bedroom apartment in Boldon Colliery with a mortgage. We like our Boldon Colliery conveyancer, but the lender advise he's not on their "panel". It seems we have little choice but to use one of the mortgage company panel solicitors or retain our Boldon Colliery conveyancer and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Boldon Colliery conveyancing lawyer to apply to be on the conveyancing panel.

Some advice if I may. My Boldon Colliery lawyer is informing me me that he has toorder Boldon Colliery conveyancing searches becausethe firm are on the Virgin Moneysolicitor panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Boldon Colliery conveyancing searches.

What happens if my solicitor is suspended from the Aldermore Solicitor panel ahead of completing my conveyancing in Boldon Colliery?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I am purchasing a new build house in Boldon Colliery benefiting from help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my solicitor about the extras as it will jeopardize my loan with the 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.

What makes your site different to alternative web based conveyancing brokers for conveyancing in Boldon Colliery?

At this site receive an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Boldon Colliery. Unlike many estate agents and brokerage sites we do not operate referral arrangements with solicitors. Some agents and online brokers 'recommend' solicitors who pay the highest commission, rather than the best value conveyancing in Boldon Colliery