I am in the process of selling my flat in Wheathampstead and the estate agent has just called to advise that the purchasers are swapping law firm. I am told that this is due to the fact that the lender will only engage with property lawyers on their approved list. On what basis would a big named lender only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Wheathampstead ?

Mortgage companies have always had panels of law firms that can act for them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lenders attribute this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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 impact on this.

Are you able to vouch for a The Mortgage Works accepted Wheathampstead conveyancing solicitor who can have us moved in within 28 days? Would it be better to use a high street Wheathampstead conveyancer or a factory type firm?

We would be happy to suggest some excellent Wheathampstead conveyancing firms. Another option is to visit the main road in Wheathampstead. Go in to some well established firms and ask to see a conveyancing solicitor for a costs illustration. Discuss your time frames together with your reasons and ask for a commitment on your deadline. Select the lawyer that genuine.

We are buying a house and require a conveyancing solicitor in Wheathampstead who is on the Lloyds conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Wheathampstead.

I am assisting my aunt sell her flat in Wheathampstead. Will the conveyancer arrange an energy performance certificate or it is for the seller to coordinate?

After the abolition of HIPs, energy performance certificates was retained a mandatory part of moving property. An energy performance certificate needs to be to hand prior to the property being marketed. This is not as aspect of the sale process that law firms ordinarily arrange. If you are using a Wheathampstead conveyancing lawyer they might help arrange EPC’s due to their contacts with reputable local assessors

We expect to receive a DIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Wheathampstead solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Wheathampstead solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

It is unclear whether my mortgage offer requires a lease extension. I have called into my local Wheathampstead building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Wheathampstead conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.

Your conveyancer must comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I'm purchasing a new build house in Wheathampstead with a mortgage from Skipton Building Society. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my solicitor about the side-deal as it would jeopardize my mortgage with the lender. 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.