My mortgage broker has asked me for my Berrylands lawyer’ panel member for the HSBC conveyancing panel. What is the best way to discover this. I have contacted my local Berrylands office but they cant find it on their system.

The sensible thing to do is ask for this information from your Berrylands solicitor . Most Berrylands conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

I am under pressure from the mortgagee in possession of a property in Berrylands to sign contracts within four weeks. What can I do to accelerate the buying process?

In the event that you are under pressure to exchange it is advisable to make sure that your conveyancer is familiar with the area as they will benefit local contacts and intelligence. It is even conceivable that they may have conducted otherhouses in the same neighbourhood. You would be best advised to use a Berrylands conveyancing firm. In addition, make sure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that 18% of Berrylands conveyancing deals are held up or derailed after discovering a purchaser’s lawyer was not on their banks list of approved solicitors. This can often result in the legal process being held up by almost 21 days. It is believed that this issue impacts in the region of one hundred thousand home moves every year. Most Berrylands conveyancing firms can not represent certain mortgage companies so do check as early as possible.

We are planning to acquire a property and need a conveyancing solicitor in Berrylands who is on the Nottingham solicitor panel. Can you recommend a local 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 Nottingham . We don't recommend any particular firms conducting conveyancing in Berrylands.

I am helping my niece sell her house in Berrylands. Will the conveyancing solicitor commission an energy performance certificate or it is for me to coordinate?

After the demise of Home Packs, EPC’s was left as a mandatory part of selling a house. An energy performance certificate needs to be commissioned prior to the property being put on the market. This is not as aspect of the sale process that solicitors ordinarily arrange. If you are using a Berrylands conveyancing practitioner they may be able to arrange energy assessments given their relationships with long established local accredited person

Can you point me to a directory of Skipton panel conveyancers in Berrylands on the Council of Mortgage Lender’s Website?

No. There is no such tool on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public online. Where you are looking for a Berrylands conveyancer on the Skipton please make the most of our tool.

I am selling my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being a right pain. The Berrylands solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing a new build house in Berrylands with a loan from Coventry Building Society. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this deal as it will impact my mortgage with the lender. Is this normal?.

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.