I had intended to instruct a conveyancing solicitor in Ashton for our home move. Our broker has since advised us that our mortgage lenders Yorkshire Building Society won't deal with them. Why is this not regarded as unfair competition?

Before the recession most lenders had an appetite for risk which was higher than today. Almost all Ashton conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 completed a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms regarding their operations and their employees and set certain criteria such a completing on a minimum number of conveyancing. Many Ashton conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Ashton is amongst the thousands of areas where the solicitors we recommend are on the panel for Yorkshire Building Society.

The deeds to my property are lost. The solicitors who conducted the conveyancing in Ashton 5 years ago have long since closed. Will I be able to sell the house?

Nowadays there are copies made of almost everything, and your conveyancer should be aware precisely where to locate all the relevant documentation so you can buy or dispose of your house without any difficulty. Where copies are not available, your lawyer may be able to put in place insurance or indemnities protecting you against possible claims on your property.

I am purchasing my first flat in Ashton with a loan from Barnsley Building Society. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my lawyer about the deal as it would affect my loan with the bank. Do I keep my lawyer in the dark?.

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.

I decided to have a survey completed on a property in Ashton in advance of instructing lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks will refuse to give a loan on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ashton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ashton to see if the conveyancing costs will increase in light of this.

Is it possible to change conveyancer as I have to instruct a firm on the Birmingham Midshires conveyancing list. I instructed a high street conveyancing solicitor in Ashton round the corner but she is not approved by Birmingham Midshires

We will our best to assist in finding you a conveyancing solicitor in Ashton on the Birmingham Midshires panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Ashton. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Ashton.