I am one month into the sale of my apartment in Coniston and the estate agent has just e-mailed to say that the buyers are swapping property lawyer. The reason given is that the lender will only deal with property lawyers on their approved list. Why would a leading lender only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Coniston ?

Lenders have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Mortgage companies attribute this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say 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. 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. Your purchasers are unlikely to have any impact on this.

I have given 2 months notice to my existing landlord and have to vacate my rented apartment in Coniston by 6/11/2024. Conveyancing on my purchase is progressing. Can I complete in 5 weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not provide notice on a rental until exchange of contracts has taken place. If you have not previously done so, contact to your lawyer and request that they cajole the owners side, try to an agreed time frame that all parties will aim towards

When it comes to mortgage companies such as Aldermore, do Coniston conveyancers have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Is it the case that all Coniston solicitor firms on the Barclays conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such firms would be governed by the CLC.

I am expecting a AIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Coniston solicitors on the Santander conveyancing panel, or is it better to go independently?

You will need to appoint Coniston solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I am purchasing a new build house in Coniston with the aid of help to buy. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about this deal as it will adversely affect my loan with the lender. Should I keep quiet?.

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.

How do I find a Coniston conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the solicitor.

Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Coniston and you will see a number of lawyer located nearest Coniston. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.