I am progressing with the sale of my ground floor flat in Staindrop and the EA has just telephoned to say that the buyers are swapping law firm. The reason given is that the bank will only deal with solicitors on their approved list. On what basis would a big named lender only engage with certain solicitors rather the firm that they want to select for their conveyancing in Staindrop ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lending institutions blame a rise in fraud as the reason for the pruning – 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 claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

Finally the sale completed on my house in Staindrop last March but my buyer keeps SMS messaging me to say her lawyer is waiting to hear from mine. What should my lawyer have done now that I have sold?

Following your disposal your lawyer is obliged to forward the transfer deeds and all of the paperwork to the purchaser's conveyancer. If applicable, your lawyer should also send confirmation that the home loan has been redeemed to the purchasers lawyers. There is unlikely to be post completion requirements specific conveyancing in Staindrop.

Will our lawyer be making enquiries concerning flooding during the conveyancing in Staindrop.

Flooding is a growing risk for solicitors carrying out conveyancing in Staindrop. There are those who acquire a house in Staindrop, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Staindrop. The standard information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to find out whether the premises has suffered from flooding. If the premises has been flooded in past and is not disclosed by the vendor, then a buyer may bring a claim for damages as a result of such an incorrect reply. The purchaser’s conveyancers may also conduct an environmental search. This will disclose if there is any known flood risk. If so, additional inquiries will need to be carried out.

I'm purchasing a new build house in Staindrop with a mortgage from Barclays . The sellers refused to move on the price so I negotiated 6k of extras instead. The property agent told me not inform my solicitor about this deal as it would put at risk my mortgage with the lender. Should I keep quiet?.

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.

Is there a difference between surveying and conveyancing in Staindrop?

Conveyancing - in Staindrop or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to remedy the problems prior to you complete your move.