We are buying a 3 bedroom apartment in Lightwater with a mortgage. We like our Lightwater solicitor, but the bank says she’s not on their "panel". It seems we have no option but to use one of the bank panel solicitors or keep our Lightwater lawyer and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Lightwater conveyancing solicitor to apply to be on the conveyancing panel.

Can conveyancing in Lightwater to be concluded inside 3 weeks?

In the event that the seller is applying time constraints to complete we would recommend that your conveyancer is familiar with the area as they will have local relationships and intelligence. It is possible that they may have handled otherproperties in the same street. Therefore consider using a Lightwater conveyancing lawyer. In addition, check that the lawyer is on the lender panel. It is said that 18% of Lightwater conveyancing transactions are delayed or derailed after finding out that a buyer’s conveyancer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the home move being frustrated by almost three weeks. It is believed that this issue affects approximately one hundred thousand home moves every year. Most Lightwater conveyancing practices can not act for certain banks so do check as early as possible.

I am assisting my mother sell her house in Lightwater. Will the solicitor order the energy assessment or it is for me to coordinate?

After the demise of Home Packs, energy performance certificates was kept a mandatory component of moving house. An EPC should be to hand prior to the property being advertised. This is not a task that lawyers normally arrange. Where you are using a Lightwater conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with long established Lightwater providers

My father informed me that in buying a property in Lightwater there could be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?

We are aware of anumerous of properties in Lightwater which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Lightwater should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to mortgage companies such as Coventry BS, do Lightwater solicitors have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I understand that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a house in Lightwater? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this relevant for conveyancing in Lightwater?

Unless a previous purchase of the premises completed post 12 October 2013 you may assume that solicitors handling conveyancing in Lightwater to remain recommending a chancel search and or insurance against a claim.

I'm buying my first flat in Lightwater benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of extras instead. The house builders rep told me not inform my solicitor about the deal as it would impact my loan with Skipton 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.