Am I correct in assuming that the fact that my conveyancer in Knowle is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Knowle conveyancing firm and ask them why they are no longer on the approved list for your lender.

I am purchasing a flat and need a conveyancing solicitor in Knowle who is on the Nottingham Building Society conveyancing. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nottingham Building Society in certain locations such as Knowle. We dont recommend any particular firm.

We previously instructed conveyancing lawyers based in Knowle on the Virgin Money solicitor approved list. They are now charging me a supplemental charge for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. The charge is not dictated by Virgin Money but by your Knowle lawyer. Plenty of firms on the Virgin Money panel will levy an ‘acting for lender’ fee and others do not.

We are getting the release of further funds on our home loan from Principality as we intend to carry out a loft conversion to our property in Knowle. Do we need to choose a local Knowle solicitor on the Principality conveyancing panel to deal with the paperwork?

Principality don't usually instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.

I am selling my house. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The Knowle solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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 understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Knowle? or I am told that there is historic law that could mean that house owners residing in a parish church boundary will be compelled to pay for repairs to the chancel in proximity to the church. Is this suitable for conveyancing in Knowle?

Unless a prior acquisition of the house completed after 12 October 2013 you can expect lawyers conducting conveyancing in Knowle to continue to recommend a chancel search and or insurance against a claim.

I am purchasing a new build house in Knowle with a loan from Barnsley Building Society. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my conveyancer about the side-deal as it may jeopardize my mortgage with Barnsley Building Society. 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.