I can't travel far from East Boldon. Is there a reason why all East Boldon conveyancing practitioners are not on all bank panels?

Even though it may seem unfair for banks to limit who can represent them, from the public’s or conveyancer’s standpoint, the other side of the coin is that lenders are increasingly anxious and feel it essential to shield themselves from illegal activities. As a result of this concern mortgage companies have consolidated their panel of approved conveyancing lawyers to a manageable size.

Is there a list of Lloyds panel conveyancers in East Boldon on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings visible on the web. Where you are looking for a East Boldon property lawyer on the Lloyds please make the most of our facility.

We were going to get a DIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any East Boldon solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint East Boldon solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

Intending to buy a maisonette in East Boldon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the East Boldon lawyer is on the RBS conveyancing panel.

I am buying a new build house in East Boldon with the aid of help to buy. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my lawyer about the extras as it will impact my loan with the bank. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. East Boldon is the location of the property. What do you suggest?

Flying freeholds in East Boldon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside East Boldon you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Boldon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My work colleague mentioned that before selecting a conveyancing lawyer they need approved by your mortgage company. This is my first home move but I have an AIP with Nat West Bank and I already have a bricks and morter conveyancing solicitor in East Boldon at the ready. Will Halifax insist on an approved solicitor to be instructed? If so, where can I find that list for my conveyancing in East Boldon?

You need to instruct a solicitor that is on the Halifax panel. Just ring your chosen East Boldon conveyancing lawyer and ask if they are on the Halifax panel. If they are not on the panel you have a couple of choices available to you here:

• Carry on with your chosen East Boldon property lawyer but Halifax will need to use a solicitor from their approved list. The net result is additional cost together with probable frustration.
• Choose a fresh property lawyer to conduct the conveyancing, making sure they are on the Halifax conveyancing panel.
• Convince your conveyancer to seek to join the bank panel.