I am 3 weeks into the sale of my maisonette in Templecombe and the EA has just telephoned to warn that the buyers are swapping solicitor. I am told that this is due to the fact that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only engage with specific solicitors rather the firm that they want to appoint for their conveyancing in Templecombe ?

Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal 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 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 buyers are unlikely to have any sway in the decision.

I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Templecombe for a purchase of a freehold house 10 months ago. How can I establish that the property is not still registered in the name of the former proprietor?

The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Templecombe conveyancing specialists.

I'm buying a new build house in Templecombe with a loan from Aldermore. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative told me not to tell my conveyancer about the extras as it may adversely affect my mortgage with Aldermore. 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.

I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Templecombe I like with a park and transport links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Templecombe for this price, so just wondered if I would be making a mistake buying a short lease?

If you need a home loan the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

Taking into account that I will soon spend £400,000 on 3 bedroom house in Templecombe I would like to talk to a solicitor concerning theconveyancing before giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your property ownership legalities in Templecombe.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Templecombe should be the amount on the final invoice that you end up paying.