Am I correct in assuming that the fact that my conveyancer in Parson Cross is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her work?

That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Parson Cross conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Please could you vouch for a Lloyds TSB Bank accepted Parson Cross conveyancing lawyer that can complete within less than a month? Am I best advised to unstruct a high street Parson Cross firm or an online comparison site?

We would be happy to suggest some excellent Parson Cross conveyancing firms. You can also walk up the main road in Parson Cross. Approach some well established firms and ask to see a conveyancing solicitor for a fee estimate. Mention your time frames together with the reasons and get an assurance on speed. Appoint the lawyer that genuine.

My fiance and I wish to acquire a newly converted apartment in Parson Cross with a residential mortgage from The Royal Bank of Scotland.We have a Parson Cross conveyancing practitioner but The Royal Bank of Scotland informed us he's not listed on their "panel". It seems we have no choice but to instruct a The Royal Bank of Scotland panel solicitor or keep our local solicitor and fork out for a The Royal Bank of Scotland panel lawyer to act for them. This seems very unfair; Can we not simply insist that The Royal Bank of Scotland use our lawyer?

Unfortunately,no. The home loan issued to you is subject to its various provisions, a common one being that solicitors must be on the The Royal Bank of Scotland approved list. in the past, 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

I'm buying a new build house in Parson Cross with a loan from TSB. The developers refused to reduce the price so I negotiated £7000 of extras instead. The sale representative told me not reveal to my lawyer about the extras as it will put at risk my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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'm converting the mortgage on my current property to a buy to let loan with Skipton Building Society and intend to use the remaining equity towards a second property. The location we are talking about is Parson Cross. Will your solicitors be able to act for the two lenders and link together the transactions?

Make use of our comparison tool on this site to be sure that the lawyers are approved by both mortgage companies. Assuming that they are the solicitor should be able to simultaneously deal with the two deals but you should have a chat with you lawyer and make clear your desired outcome and needs.