I am in the process of selling my ground floor flat in Paddock Wood and the EA has just telephoned to warn that the buyers are appointing a new solicitor. The excuse is that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a leading mortgage company only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Paddock Wood ?

UK lenders have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies point to the increase in fraud as the reason for the pruning – 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 says it is being contacted daily by practices that have been removed from panels. Some are unaware that 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.

My husband and I have organised the release of further funds on our mortgage from as we intend to conduct a loft conversion to our house in Paddock Wood. Are we obliged to appoint a local Paddock Wood solicitor on the conveyancing panel to deal with the paperwork?

would not normally instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the panel.

It is unclear whether my bank requires a lease extension. I have called my Paddock Wood bank branch on numerous occasions and was advised it wasn't a problem and they would lend. My Paddock Wood conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. Who do I believe?

The must comply with the CML Handbook section two requirements for your lender. 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 remaining.

I have instructed a Paddock Wood having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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 Paddock Wood 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.

I'm purchasing my first flat in Paddock Wood benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not to tell my lawyer about this side-deal as it may jeopardize my loan 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.

Due to the encouragement of my in-laws I had a survey completed on a house in Paddock Wood before instructing solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may not grant a loan on such a home.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Paddock Wood. Conveyancing may be slightly more expensive based on your lender's requirements.

We're FTB’s - had an offer accepted, but the agent advised that the seller will only proceed if we appoint the agent's chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Paddock Wood

We suspect that the owner is not behind this demand. Should the vendor want ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your preferred Paddock Wood conveyancing solicitors - rather thanthe ones that will earn their estate agent a commission or achieve conveyancing targets demanded by corporate headquarters.