I am in the process of selling my maisonette in Marsden and the estate agent has just e-mailed to advise that the purchasers are appointing a new property lawyer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a leading lender only work with specific solicitors rather the firm that they want to select to handle their conveyancing in Marsden ?

Banks have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Banks blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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. The buyers are not going to have any sway in the decision.

My Marsden solicitor has discovered a difference when comparing the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My lawyer says that he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s approach legitimate?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

We just had an offer accepted to buy with Earl Shilton BS. I dropped in 3 or 4 local companies yet am struggling to find a Marsden conveyancing firm on the Earl Shilton BS approved list. Can you assist?

You should take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the building society and type Marsden or your location and you will see a number of lawyer offices in Marsden or nearest you.

Will our conveyancer be raising questions regarding flooding as part of the conveyancing in Marsden.

Flooding is a growing risk for lawyers dealing with homes in Marsden. Plenty of people will buy a house in Marsden, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, but there are a various checks that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Marsden. The standard property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to find out whether the property has historically flooded. If flooding has previously occurred which is not revealed by the vendor, then a buyer could bring a claim for damages resulting from an inaccurate reply. The purchaser’s lawyers may also order an environmental report. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be made.

I'm purchasing a new build house in Marsden with a mortgage from Aldermore. The developers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not disclose to my conveyancer about the extras as it will impact my mortgage with the bank. 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.