Am I correct in assuming that the fact that my conveyancer in Balby is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?

That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Balby conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Our son is buying a new build apartment in Balby with a home loan from Santander. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

The deeds to our house can not be found. The lawyers who handled the conveyancing in Balby 4 years ago no longer exist. What are my options?

These day there are duplicates made of almost everything, and your solicitor should know precisely where to find all the appropriate documentation so you may purchase or sell your house without a hitch. If copies are not available, your conveyancer may be able to put in place insurance or indemnities against future claims on the premises.

I was recommended by a number of estate agents in Balby to select a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to recommend your site rather than another?

We refuse to give any financial incentive for directing people in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I need to review costs for conveyancing in Balby from three conveyancer and choose one. Am I right to tell them to hold tight until I I have my bid accepted on a flat.

We suggest that you only get your property lawyer to commence work and submit searches once the sales memorandum has been sent by the estate agent particularly as Balby conveyancing searches are a couple of hundred pounds.