I have just been advised by my IFA that my Immingham the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?

You need to contact your Immingham conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may be able to suggest a Immingham conveyancing firm that is on the approved list of lawyers for your lender.

When it comes to mortgage companies such as Coventry BS, do Immingham lawyers have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

We have agreed to purchase a house in Immingham. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Aldermore your lawyer must check the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties nationwide and is not restricted to Immingham.

I am selling my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The Immingham solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying my first flat in Immingham with a loan from Aldermore. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not inform my solicitor about this deal as it would jeopardize my loan with Aldermore. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Immingham I like with amenity areas and railway links nearby, however it only has 61 years on the lease. I can't really find anything else in Immingham for this price, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

My husband and I are novice buyers - agreed a price, yet the selling agent has warned us that the owners will only go ahead if we appoint the agent's preferred conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Immingham

It is unlikely the owners are behind this. Should the vendor want ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your preferred Immingham conveyancing firm - as opposed tothe ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing targets demanded by senior management.