I am selling my maisonette in Bayswater and the EA has just e-mailed to advise that the buyers are switching law firm. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. Why would a major mortgage company only engage with certain lawyers rather the firm that they want to choose to handle their conveyancing in Bayswater ?

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 HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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 purchasers are unlikely to have any sway in the decision.

Our mortgage company has recommended a law firm on their panel based in Bayswater but I would rather choose a conveyancing lawyer in Bayswater or nearer to where I live. Can you help?

It is by no means the case that all Bayswater conveyancing firms are on all lender’s conveyancing panel. Use our find an approved solicitor tool to locate a Bayswater conveyancing solicitor on the on the lender panel.

I am purchasing a new build house in Bayswater with a mortgage from Aldermore. The builders would not budge the price so I negotiated 6k of extras instead. The house builders rep suggested that I not disclose to my solicitor about the side-deal as it may put at risk my mortgage with the bank. 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 am looking to sell my house. My former solicitors closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Bayswater if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in Bayswater. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.

A couple of months ago I was advised by my mortgage company that their panel solicitors work on no completion no charge basis for conveyancing in Bayswater. Our purchase did not proceed nevertheless the lawyers want search fees! They are claiming that the fees are nothing to do with their fees!

Bayswater conveyancing search costs are disbursements not legal fees as these are payable to independent parties.