I was notified recently by my financial adviser that my Biggleswade property lawyer is not on the bank Conveyancing panel. How can I check?

The first thing you need to do is to call your Biggleswade lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

we are a couple who wish to acquire a 2 bedroom flat in Biggleswade with a mortgage from National Westminster Bank.We would like to retain our Biggleswade conveyancing lawyer but National Westminster Bank informed us he's not listed on their approved list of member firms. It seems we have little choice but to instruct a National Westminster Bank panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that National Westminster Bank use our lawyer?

No, not really. The mortgage issued to you contains terms and conditions, one of which will be that conveyancers must be on the National Westminster Bank approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find 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 National Westminster Bank

I am assisting my aunt sell her house in Biggleswade. Will the solicitor arrange an energy performance certificate or it is for the seller to coordinate?

After the demise of Home Information Packs, energy performance certificates remained a required element of selling a property. An energy performance certificate should be to hand prior to the property being marketed. This is not something that law firms ordinarily organise. Where you are instructing a Biggleswade conveyancing solicitor they may be able to arrange energy performance certificates given their relationships with long established Biggleswade providers

My husband and I have organised the release of further monies on our mortgage from Coventry BS as we wish to carry out improvements to our property in Biggleswade. Are we obliged to appoint a high street Biggleswade solicitor on the Coventry BS conveyancing panel to handle the paperwork?

Coventry BS do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.

I am currently in the process of buying my council flat in Biggleswade. I have a mortgage agreed with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

I'm buying my first flat in Biggleswade with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not to tell my solicitor about this extras as it may adversely affect my mortgage with the lender. 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.

I decided to have a survey done on a property in Biggleswade prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders will refuse to give a loan on such a home.

It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Biggleswade. Conveyancing will be smoother if you use a solicitor in Biggleswade especially if they are familiar with such properties in Biggleswade.