My husband and I are buying a 1 bedroom flat in Hambleton with a mortgage. We have a Hambleton solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Hambleton lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the lender use our Hambleton lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Hambleton conveyancing solicitor to apply to be on the conveyancing panel.

My wife and I are close to exchanging contracts on the sale of our property in Hambleton and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Hambleton. Having lived in Hambleton for three years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am purchasing a new build house in Hambleton with a mortgage from HSBC Bank. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not disclose to my conveyancer about this side-deal as it will jeopardize my loan with the lender. Is this normal?.

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'm refinancing my primary house to a BTL mortgage with Bank of Ireland and I will use the rest of the raised equity towards further property. The neighborhood we are looking at is Hambleton. Will your lawyers be able to act for both sets of banks and link together the conveyances?

Make use of our comparison tool on this site to ensure that the solicitors are on the relevant lender panels. On the basis that they are the solicitor will be able to tie up the two deals but you should have a chat with you solicitor and communicate your desired outcome and requirements.

My partner has suggested that I appoint his conveyancers in Hambleton. Should I use them?

Much as we are happy to recommend a Hambleton conveyancing lawyer the ideal way to find a conveyancing practitioner is to seek referrals from friends or relatives who have actually experience in using the conveyancer that you are are thinking of instructing.