We wanted to use a property lawyer in Essex for our home move. Our broker has since notified us that our mortgage company HSBC Bank won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most lenders had a different appetite for risk. Almost all Essex conveyancing firms would have been on many lender panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms about their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum amount of transactions. Many Essex conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Essex is one of the many locations where the solicitors we list are are approved HSBC Bank.

We expect to receive a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Essex solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?

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

I have instructed a Essex lawyer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?

Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Essex surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Santander have agreed my home loan in principle, my bid on a apartment in Essex has been agreed to, what happens next?

The estate agent will want to be informed of your property lawyer's details (make sure the lawyers are on the bank’s panel). Contact Santander or your financial adviser and complete any appropriate paperwork. Santander will appoint a valuer who will get in touch with the selling agent or owners to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Santander will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Essex.

It has been 2 months since my purchase conveyancing in Essex concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Hoping to buy a property located in Essex and I am already nervous. I couldn't find anything specific about Essex. Conveyancing will be needed in due course but do you know about the Essex area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Essex. In the meantime here are some basic statistics that we found

I have miscalculated my finances and am a couple of thousand pounds short a 10% deposit on my house purchase in Essex , but I still want to go ahead. What can I do?

One option is to try and accept a lesser deposit. Most property owners will accept a lesser 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 moment