we are a couple who intend to purchase a newly converted flat in Wroughton with a homeloan from Skipton Building Society.We like our Wroughton conveyancing solicitor but Skipton Building Society says he's not listed on their "panel". We have to appoint a Skipton Building Society panel firm or keep our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Skipton Building Society use our lawyer?

No, not really. The loan offered to you is subject to its terms and conditions, a common one being that conveyancers must be on the Skipton Building Society approved list. in the past, most lenders had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for Skipton Building Society

I'm purchasing my first flat in Wroughton with a loan from Chelsea Building Society. The builders refused to reduce the price so I negotiated £7000 of extras instead. The estate agent suggested that I not to tell my lawyer about the extras as it would put at risk my mortgage with the lender. Is this normal?.

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.

I have been on the look out for a flat up to £195,000 and identified one close by in Wroughton I like with amenity areas and railway links in the vicinity, however it only has 52 years on the lease. There is not much else in Wroughton suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

We're FTB’s - agreed a price, yet the selling agent informed us that the owners will only issue a contract if we appoint their chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Wroughton

We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', alienating a genuine buyer is counter productive. Try to communicate with the owners directly and explain that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Wroughton conveyancing firm - not the ones that will provide their negotiator at the agency a kickback or meet his conveyancing thresholds demanded by HQ.

I am purchasing a flat mortgage free. My conveyancer has been supplied with with 2 distinct evidence of photographic identification, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer advising that the funds are legitimate and that it has come from inheritance and not via illegitimate means.

In today’s world you will not be able to complete any Wroughton conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering Regulations.