I am selling my apartment in Lozells and the estate agent has just e-mailed to warn that the purchasers are switching property lawyer. I am told that this is due to the fact that the lender will only work with property lawyers on their approved list. Why would a major mortgage company only work with certain lawyers rather the firm that they want to choose for their conveyancing in Lozells ?

UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Banks attribute this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise 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 not going to have any impact on this.

The Lozells conveyancing firm handling our Lozells conveyancing has identified a discrepancy when comparing the information in the valuation report and what is in the legal papers for the property. My solicitor informs me that he is obliged to check that the bank is with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?

Your must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am buying a new build house in Lozells benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about this extras as it would jeopardize my loan with the bank. 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.

My company is hoping to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in Lozells for under £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Lozells, including the disposal and purchase of businesses as well as simply premises. If you are looking to purchase or lease a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. As for the fees this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or telephone us so that we may furnish you with a fixed commercial conveyancing quote.

As co-executor for the will of my grandmother I am disposing of a house in Neath but reside in Lozells. My lawyer (based 200 miles awayrequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Lozells to attest and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Lozells