My husband and I are purchasing a 3 bedroom apartment in Great Harwood with a mortgage. We like our Great Harwood solicitor, but the mortgage company advise he's not on their "panel". It seems we have no choice but to appoint one of the bank panel conveyancing practices or keep our Great Harwood conveyancer as well as pay for one of their panel firms to represent them. This seems very unfair; can we not insist that the mortgage company use our Great Harwood solicitor ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Great Harwood conveyancing lawyer to apply to be on the conveyancing panel.

Can the conveyancing lawyers that you recommend perform right to buy conveyancing in Great Harwood?

We have identified a number of conveyancing specialists who can conduct right to buy conveyancing matters Do get in touch with the lawyers listed in order to secure a costs calculation.

My fiance and I are purchasing a 1 bedroom apartment in Great Harwood with a residential mortgage from Nationwide Building Society.We use our Great Harwood conveyancing practitioner but Nationwide Building Society informed us she’s not on their approved list of member firms. we are left little option but to use a Nationwide Building Society panel solicitor or retain our preferred solicitor and pay for a Nationwide Building Society panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan offered to you is subject to its various provisions, a common one being that lawyers will be on the Nationwide Building Society solicitor panel. Until recently, most banks had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Nationwide Building Society

I am buying a new build house in Great Harwood with a loan from Virgin Money. The developers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not disclose to my lawyer about the extras as it would impact my loan with the bank. 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.

How do I use your search facility to select a conveyancing solicitor in Great Harwood on the approved list for my lender?

Step one is to select a mortgage company such as Yorkshire Building Society, Coventry Building Society or Britannia then choose your preferred area e.g. Great Harwood. Conveyancing organisations in Great Harwood and beyond should be listed.