I am selling my apartment in Tickton and the EA has just telephoned to advise that the buyers are switching solicitor. The excuse is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a major lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Tickton ?

Banks have always had panels of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. 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. Plenty of firms 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. The buyers are not going to have any sway in the decision.

I am the registered owner of a freehold property in Tickton but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Tickton and has limited impact for conveyancing in Tickton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

I'm buying my first flat in Tickton benefiting from help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my lawyer about the extras as it could put at risk my loan with the lender. Should I keep quiet?.

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.

I am looking to sell my property. My previous solicitors closed down. I am in need of a recommendation of a conveyancing firm. Im based in Tickton if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in Tickton. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

I have today placed an offer on an apartment in Tickton and the broker that we are using suggested his lawyer. They quoted a thousand pounds plus VAT and disbursements. Does this sound like a good deal?

You should not rely on a single quote. You should obtain like-for-like quotes for your conveyancing in Tickton. Then select one that you are comfortable with and just as important, is on the approved panel of the bank that you have applied for a mortgage from.