I am nearing exchange of contracts for my flat in Coalville and the estate agent has just e-mailed to say that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. Why would a big named lender only work with certain law firms rather the firm that they want to choose for their conveyancing in Coalville ?

Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders justify this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. Your purchasers are unlikely to have any impact on this.

We are buying a house in Coalville. I might seem paranoid but how we can trust a solicitor? At some point we will need to put funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Does a directory service exist listing Barclays panel solicitors in Coalville on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings viewable online. Where you are seeking to appoint a Coalville conveyancer on the Barclays please make the most of our tool.

I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Coalville is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

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

My wife and I purchased a terraced Victorian property in Coalville. Conveyancing practitioner represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Clydesdale to clarify?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Coalville and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who carried out the work.

I am buying a new build house in Coalville with a loan from Aldermore. The developers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep advised me not reveal to my conveyancer about this side-deal as it could adversely affect 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.

We are expecting to exchange on the purchase a property in Coalville but as a result of damage from the recent storms I have agreed compensation from the current proprietors of £2k in the form of a deduction in the price. This was going to be addressed as part of the conveyancing process however the mortgage company will not permit this. Why were they approached?

Your property lawyer that is on the lender conveyancing panel is obliged to disclose to the mortgage company of any amendments to the purchase price. In the event that you were to refuse your lawyer to notify the reduction to your mortgage company then they would need to discontinue representing you and the lender.