I am progressing with the sale of my maisonette in Burnley and the estate agent has just text me to say that the purchasers are changing their conveyancer. The excuse is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a major lender only work with certain law firms rather the firm that they want to select to handle their conveyancing in Burnley ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Banks point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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 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 sway in the decision.

I am nearing an exchange on a property in Burnley and my parents have transferred the ten percent deposit to my conveyancer. I am now told that as the deposit has not arrived from me my solicitor needs to make a notification to my mortgage company. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your property lawyer is duty bound to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

I am purchasing a flat and need a conveyancing solicitor in Burnley who is on the Aldermore solicitor. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Aldermore in certain locations such as Burnley. We dont recommend any particular firm.

Just had an offer accepted on a new build apartment in Burnley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Burnley

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My lender have just issued us with a mortgage offer. We are using a long established conveyancer in Burnley last week. This morning, our financial adviser called to say that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the bank had some control over our choice Is this permitted?

You are permitted to appoint any property lawyer you want to select including the said conveyancer in Burnley but if they are not on the your lender's approved list you must fork out additional cost so your bank can instruct their own solicitors as well to protect their interest. It may be possible your solicitor may apply to get added to the mortgage company list of approved firms. Do make the most of online search facilities such as lenderpanel.com to find a conveyancing solcitor in Burnley on the mortgage company panel. You can go into your local lender branch in Burnley. They will know some good conveyancing solicitors in Burnley on the approved list.