Am I correct in assuming that the fact that my conveyancer in Adlington is not listed on my lender's conveyancing panel that there is a problem with the standard of her work?

That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Adlington conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

I am approaching an exchange on a property in Adlington and my mum and dad have sent the ten percent deposit to my property lawyer. I am now told that as the deposit has been sent from someone other than me my lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

Your conveyancer is obliged to check with lender to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.

Can you help - my lawyer advises that breach of easement insurance is required on my purchase. What is the level of cover for Adlington conveyancing?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

The formalities of my remortgage has taken place for my property in Adlington. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Adlington solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Adlington postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Adlington.

I am close to exchanging contracts on the sale of our home in Adlington and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Adlington. We have lived in Adlington for three years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. What do they say? You must check with 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 health insurance to cover that same illness)

I am buying a new build house in Adlington benefiting from help to buy. The sellers refused to budge the price so I negotiated 6k of additionals instead. The property agent advised me not to tell my solicitor about this deal as it will 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.