My wife and I are looking to purchase a house in Nafferton and have appointed a Nafferton conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. have this afternoon contacted us to inform me that they have now hit a problem as our Nafferton conveyancer is not on their conveyancing panel. Is this a problem?

If you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Nafferton lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

My wife and I are approaching an exchange on a house in Nafferton and my parents have transferred the 10% deposit to my . I am now informed that as the deposit has been received from someone other than me my needs to disclose this to my mortgage company. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?

The is duty bound to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

We see that you have a search directory listing solicitors on the conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Nafferton?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Nafferton.

I have been told that property searches are the number one cause of hinderance in Nafferton conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Nafferton.

The solicitors undertaking our conveyancing in Nafferton has forwarded papers to review that show the land is unregistered with epitome documents. Is it not the case that all property in Nafferton are registered?

It is a rare occurrence indeed to find property in Nafferton to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Nafferton conveyancing practitioners should be capable of dealing with such matters but where uncertainty prevails the standard guidance these days appears to be for the vendor’s solicitor to register it first and subsequently deal with the sale conveyance - this undoubtedly result in a significant delay.