I am nearing exchange of contracts for my home in Hayle and the EA has just text me to warn that the buyers are appointing a new property lawyer. The reason given is that the lender will only work with property lawyers on their conveyancing panel. Why would a major lender only work with certain lawyers rather the firm that they want to appoint for their conveyancing in Hayle ?

UK lenders have always had panels of law firms they are willing to work with, 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 worked with them for many years.

Lenders blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 buyers are unlikely to have any impact on this.

At what point will exchange of contracts take place for purchase conveyancing in Hayle and am I required to be at the conveyancers branch?

If you are round the corner to our conveyancing solicitors in Hayle you are welcome to come in to sign documents. That being said, the law practices we recommend provide a countrywide conveyancing service and give just as detailed and professional a job for you when communicating with you digitally. The signing of the property agreement is not the point of no return. A signed contract simply enables the conveyancer to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hayle)to be in the office available at the end of the phone to exchange contracts.

I'm buying a new build house in Hayle with a mortgage from HSBC Bank. The sellers refused to move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my lawyer about this side-deal as it would adversely affect my loan with the bank. Is this normal?.

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.

I have been advised by numerous estate agents in Hayle to select a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to offer your site over another?

We don’t offer any commission for directing people to this site. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

What are the specific advantages to instructing a local conveyancing practitioner in Hayle

Home movers in Hayle select a nearby high street lawyer so that they can visit just in case they have questions, and to collect mortgage deeds without using the post.

There is a marginal edge in using a conveyancing practitioner local to the premises you are purchasing, due to the familiarity of the region and possible local concerns - yet this is debatable. Many conveyancers are now over the web and could be based anywhere.