I am in the process of selling my apartment in Macclesfield and the estate agent has just called to warn that the purchasers are appointing a new solicitor. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named mortgage company only work with specific lawyers rather the firm that they want to choose for their conveyancing in Macclesfield ?

Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose 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. Some 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. Your purchasers are unlikely to have any impact on this.

It is 10 years ago since I acquired my home in Macclesfield. Conveyancing solicitors have now been instructed on the sale but I am unable to track down my title deeds. Will this cause complications?

You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Macclesfield relates to registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.

There are numerous conveyancing solicitors in Macclesfield but how do I know who I should use?

Do not opt for the lowest Macclesfield conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I am helping my sister sell her property in Macclesfield. Does the conveyancing solicitor commission the energy assessment or should I organise this?

Following the abolition of Home Packs, energy assessments was kept a compulsory component of moving house. An EPC should be commissioned in advance of the property being advertised. It is not a task that law firms normally arrange. If you are instructing a Macclesfield conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with reputable local providers

My wife and I have arranged the release of further funds on our home loan from RBS as we wish to conduct a loft conversion to our property in Macclesfield. Are we obliged to choose a bricks and mortar Macclesfield solicitor on the RBS conveyancing panel to handle the paperwork?

RBS would not normally require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Macclesfield?

Its becoming the norm that commercial conveyancing solicitors in Macclesfield will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Macclesfield. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Macclesfield.

For every commercial conveyancing transaction in Macclesfield it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Macclesfield commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Macclesfield.

I'm purchasing my first flat in Macclesfield with the aid of help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my lawyer about the extras as it may put at risk my mortgage with Barclays Direct. 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.