I am selling my maisonette in Kimberley and the estate agent has just e-mailed to advise that the purchasers are appointing a new solicitor. The reason given is that the bank will only engage with solicitors on their conveyancing panel. On what basis would a leading mortgage company only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Kimberley ?

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

Lenders point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose 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. Plenty of firms 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. The buyers are unlikely to have any sway in the decision.

Having sold my house in Kimberley last February yet the purchaser is whats apping daily to moan that his conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

Following your sale your solicitor should send the transfer documentation and all additional paperwork to the buyer’s solicitors. If applicable, your solicitor must also evidence that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There are no post completion requirements unique to conveyancing in Kimberley.

What can a local search inform me about the property my wife and I purchasing in Kimberley?

Kimberley conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays an important part in many a Kimberley conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

I'm buying a new build house in Kimberley with a mortgage from Leeds Building Society. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the extras as it may put at risk my loan with the lender. Is this normal?.

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.

Should I stop my mortgage payments with Aldermore as soon as a completion date for my sale in Kimberley has been set?

You would be well advised to keep paying any mortgage payments to Aldermore pending the mortgage being paid off on completion as part of your Kimberley conveyancing.