I am in the process of selling my apartment in Buckden and the EA has just telephoned to advise that the buyers are appointing a new conveyancer. The excuse is that the bank will only work with solicitors on their conveyancing panel. Why would a big named lender only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Buckden ?

UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise 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 not going to have any impact on this.

We are hoping to buy a purpose built apartment in Buckden with a mortgage from Clydesdale.We like our Buckden conveyancing lawyer but Clydesdale advised that he's not on their approved list of member firms. we are left little option but to use a Clydesdale panel lawyer or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, a common one being that lawyers will be on the Clydesdale approved list. Until recently, most banks had large numbers of law firms 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Clydesdale

I am purchasing my first flat in Buckden with a mortgage from Norwich and Peterborough Building Society. The developers refused to reduce the price so I negotiated 6k of extras instead. The property agent suggested that I not inform my conveyancer about this extras as it could affect my mortgage with the lender. 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 for a conveyancing solicitor in Buckden for my house move. Can I review a firm’s complaints history with the legal regulator?

One can search for documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.

I dont have enough spare money to pay a 10% deposit on my house purchase in Buckden , but I am anxious exchange. What can I do?

You can accept a smaller deposit. Most sellers will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute