We wanted to use a conveyancing solicitor in Mossley for our house move. Our broker has since advised us that our mortgage company Virgin Money won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies ordinarily imposes restrictions either the category or the amount of conveyancing firms on their member panel. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few banks have decided to limit the number of solicitor practices they use to act for them. Be aware that Virgin Money have no responsibility for the quality of advice provided by any member of Virgin Money Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there remains mixed opinions about the level of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that plenty of law firms, including some in or near Mossley only carry out a couple conveyances per annum.

Are all Mossley Conveyancing Quality Solicitors on the Santander conveyancing list of approved solicitors?

Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I am expecting a DIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Mossley solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Mossley solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

Completion of my purchase has taken place for my property in Mossley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I'm purchasing a new build house in Mossley with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my conveyancer about the extras as it would put at risk my loan with the bank. 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.

Due to the guidance of my in-laws I had a survey completed on a property in Mossley prior to appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will not issue a mortgage on this type of house.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Mossley. Conveyancing may be slightly more expensive based on your lender's requirements.

What tools are available to identify a Mossley solicitor on the Godiva Mortgages Ltd conveyancing panel? I drive a motor bike and am prepared to travel upto 10kilometers to meet the solicitor.

Feel free to make use of the facility on this page. Please select a bank and your location and you will see a number of Mossley conveyancing lawyers based on proximity. We have listed some Mossley conveyancing firms towards the end of this page and you can call them to check whether they are on the Godiva Mortgages Ltd panel