We are purchasing a 2 bedroom flat in Linslade with a mortgage. We like our Linslade conveyancer, but the mortgage company says she’s not on their "panel". It appears that we have little option but to select one of the bank panel solicitors or keep our Linslade conveyancer and pay for one of their panel ones to act for them. This seems 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. A further alternative is for your Linslade conveyancing solicitor to apply to be on the conveyancing panel.

I am considering applying for a HSBC mortgage for purchase of a new build (under development) in Linslade with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?

In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I'm buying a new build house in Linslade with the aid of help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not disclose to my solicitor about this extras as it would affect my mortgage with the lender. Should I keep quiet?.

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 decided to have a survey completed on a property in Linslade in advance of retaining lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some banks tend not give a mortgage on a flying freehold premises.

It varies from the lender to lender. Santander has different instructions from Nationwide. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Linslade. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Linslade to see if the conveyancing will be more expensive.

I require the services of a bank panel solicitor in Linslade. Could you help me?

It is not clear why you need a Linslade panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Linslade are on their panel . If you do find such a firm in Linslade not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site