I am one month into the sale of my house in Southmead and the estate agent has just text me to say that the purchasers are switching solicitor. The reason given is that the lender will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Southmead ?

Banks have always had panels of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose 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 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 not going to have any sway in the decision.

In what way does my ID and proof of funds have anything to do with my conveyancing in Southmead? Why is this being asked of me?

To satisfy the Money Laundering Regulations any Southmead conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing your correct address.

In accordance with Money Laundering Regulations, property lawyers are duty bound to validate not simply the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this will lead to your lawyer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers will have an obligation to notify the appropriate authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

My fiance and I intend to purchase a purpose built flat in Southmead with a homeloan from Aldermore.We would like to retain our Southmead conveyancing practitioner but Aldermore advised that she’s not listed on their approved list of member firms. we are left little option but to use a Aldermore panel lawyer or retain our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage issued to you is subject to its various provisions, a common one being that conveyancers needs to be on the Aldermore approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Aldermore

I am purchasing a new build house in Southmead benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not disclose to my lawyer about the deal as it may jeopardize my mortgage 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.

My company is planning to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Southmead for below £1,200?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Southmead, including the sale and acquisition of businesses as well as simply property. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the costs this will depend on the structure and complexity of the deal. Please provide us with your details or telephone so as to enable us to furnish you with a fixed commercial conveyancing calculation.