We are purchasing a 2 bedroom flat in Ventnor with a mortgage. We wish to retain our Ventnor solicitor, however the lender says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Ventnor lawyer and pay for one of their panel ones to represent them. This feels very unfair; are we not able to require that the bank use our Ventnor conveyancing practitioner ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, 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 Ventnor conveyancing lawyer to apply to be on the conveyancing panel.

We are buying our first house. Our lawyer has calledto ask if we would like to order extra conveyancing searches. Frankly we in the dark as to what's appropriate for conveyancing in Ventnor

The type of Ventnor conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your knowledge of the region and risks, your general approach to risk. What is important is that you adequately comprehend what information the searches could give you. You may then make a decision if you personally think you need that search. Where you are in doubt, ask the solicitor to advise.

My home in Ventnor is up for sale and I have a buyer. Does the lawyer have to be on the Kent Reliance conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

I just bought a property at auction in Ventnor. Conveyancing is necessary. What are my next steps?

Now that you have for all intents and purposes signed on the dotted line you should hire the services of a conveyancing lawyer quickly as you now have a pending a drop dead date to complete the transaction. All auction property will ordinarily have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in order to complete on the date specified in the contract.

The formalities of my remortgage has taken place for my property in Ventnor. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My offer was accepted on a property in Ventnor on 9/1/2026, valuation was booked 3 days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Can the lender hold off the offer?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm buying my first flat in Ventnor with a mortgage from Virgin Money. The developers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about the side-deal as it would affect my mortgage with Virgin Money. Do I keep my lawyer in the dark?.

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.