I am selling my flat in Hindley and the EA has just e-mailed to say that the purchasers are changing their law firm. The reason given is that the bank will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only work with certain lawyers rather the firm that they want to select to handle their conveyancing in Hindley ?

Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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 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 buyers are not going to have any impact on this.

Our solicitor has uncovered a a legal deficiency with the lease for the flat we are buying in Hindley. The other side have offered title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must check that the lender is happy with this solution. Are we the client or is the mortgage company ?

Even though you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the mortgage company are the client. These conveyancing instructions must be adhered to.

I am buying my first flat in Hindley benefiting from help to buy. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The property agent advised me not disclose to my conveyancer about this deal as it will put at risk my loan with the bank. Do I keep my lawyer in the dark?.

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 need to retain a conveyancing solicitor for some conveyancing in Hindley. I've chance upon a site which seems to have the perfect answer If there is a chance to get all the legals completed via email that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am looking to acquire a repression flat in Hindley and the mortgagee in possession would like to complete within 28 days. Do solicitors meet that timeframe? Would it be better to use a local Hindley firm or an online company that advertises to offer speedy conveyancing?

Attend your Hindley high street. Pop in to two or three companies and ask to talk to a conveyancing solicitor for an estimate. Discuss your requirements and seek assurances on deadlines. Appoint the firm that seems most efficient. Make sure to use a solicitor on the list of lawyers who can act for your mortgage company.