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If you are buying a property with the assistance of a mortgage it is usual for the purchaser's solicitors to also act for the purchaser's lender.

In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitors should contact State Bank of India UK and see if they can apply for membership of the State Bank of India UK conveyancing panel, but if that is not viable State Bank of India UK will instruct their own solicitors to act. You don't have to instruct a firm on the State Bank of India UK conveyancing panel as you are at liberty to use your preferred lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

Just because you have a mortgage offer from State Bank of India UK does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the CML Handbook Requirements. You and State Bank of India UK are the client. The appropriate lender requirements have to be complied with by the State Bank of India UK conveyancing panel who has to balance acting for you and State Bank of India UK

The law firm practices themselves provide us confirmation that they are on the State Bank of India UK conveyancing panel as opposed to being supplied with a list from State Bank of India UK directly.

This is a rare situation indeed. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local State Bank of India UK branch or your mortgage broker to see if they can assist.

Banks and Building Societies such as State Bank of India UK can revoke their mortgage offer although this rarely happens. In the unlikely event that State Bank of India UK withdraw their offer they may or may not inform you or the lawyer as to their reasoning. There are various possible reasons but here are a few examples:

• If the borrower informs State Bank of India UK of a change in security address

• Where to proceed with the Mortgage offer would be unlawful

• Where the Lender’s right to possession is fettered in some way

• If the lender reasonably suspects that the applicant, borrower, mortgagor or guarantor is involved in any criminal or fraudulent activity, including trading in illegal drugs or other substances, theft, robbery, deception or other serious offences, or if the applicant borrower, mortgagor or guarantor has a conviction for any serious criminal offence, including theft, deception, fraud, robbery or trade in illegal drugs or other substances;

• If the solicitor on the State Bank of India UK conveyancing panel acting for the applicant, borrower, mortgagor or guarantor cannot comply with State Bank of India UK ‘s instructions

You will need a solicitor but they need not be on the State Bank of India UK conveyancing panel. You will need a solicitor to draw up the transfer and to deal with the Land Registry formalities. The only thing you need to consider is that by selling at an undervalue so ask your lawyer about the implications. There could be an inheritance tax issue if you die within 7 years of this. As the property is your main residence you need not pay CGT but you should speak with your accountants in any event.

State Bank of India UK will need an independent valuation of the property. Your lawyer will not arrange this. Usually State Bank of India UK will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller. or Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with State Bank of India UK you could contact your them to see if they have a list of approved surveyors.