I am progressing with the sale of my flat in Rossett and the EA has just called to advise that the purchasers are changing their property lawyer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a leading lender only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Rossett ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Mortgage companies blame a rise in fraud as the reason for the cull – criteria have been stiffened 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. The buyers are unlikely to have any impact on this.

We are acquiring a new build duplex in Rossett and my conveyancer is advising me that she is duty bound to the mortgage company to reveal incentives from the builder. The Estate Agents are hassling me to exchange and I don't want to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your . A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

In what way does my ID and proof of funds have anything to do with my conveyancing in Rossett? What am I being asked for?

It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Rossett. Nowadays you will not be able to proceed with any conveyancing transaction in the absence supplying proof of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Remember if you are providing your driving licence as proof of ID it must be both the paper part and photo card part, one is not sufficient in the absence of the other.

Proof of the origin of money is required in accordance with the Money Laundering Regulations. Don’t be offended when you are asked to produce this as your conveyancer will need to retain this information on file. Your Rossett conveyancing solicitor will require evidence of proof of funds prior to accepting any funds from you into their client account and they will also ask additional questions concerning the origin of monies.

We are planning on selling our house in Rossett and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Rossett conveyancer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing practice rather than a conveyancing solicitor in Rossett. Having lived in Rossett for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

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