I am progressing with the sale of my ground floor flat in Rochester and the EA has just e-mailed to warn that the buyers are changing their conveyancer. The reason given is that the bank will only engage with property lawyers on their approved list. Why would a big named lender only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Rochester ?

Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. 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 buyers are unlikely to have any sway in the decision.

My wife and I are due to exchange on the purchase of a property in Rochester but as a result of wreckage from a small fire at the property I have managed to agree reparation from the current proprietors of three thousand pounds in the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement yet will not permit this. Should they have been informed?

Your that is on the conveyancing panel is required to inform of any changes to the sale price. If you were to refuse your to notify the price change to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Rochester.

What can a local search tell me regarding the property we're purchasing in Rochester?

Rochester conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search plays an important part in most Rochester conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I'm purchasing a new build house in Rochester with a loan from . The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not to tell my lawyer about this deal as it would jeopardize my loan with the lender. 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.

Due to the input of my in-laws I had a survey completed on a property in Rochester in advance of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to grant a loan on such a home.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Rochester. Conveyancing may be slightly more expensive based on your lender's requirements.