I am not well enough to travel far from Bingham. Please clarify why all Bingham lawyers are not on all bank panels?

A decade ago most banks demonstrated an approach to risk which differs from the current day. The FSA in 2010 carried out a thematic review into mortgage fraud which concluded: know the solicitors on your panel. Accordingly, lenders have subsequently soughtmore information from law firms about their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum amount of transactions the mortgage companies set.

Due to move into my new home in Bingham next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the lender expect the insurance to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not specific to conveyancing in Bingham.

My wife and I have recently appointed a conveyancing solicitor in Bingham. I need to find out whether they are on the Norwich and Peterborough Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?

The first thing to do is call your lawyer and enquire whether they are on the lender panel. Alternatively you can call Norwich and Peterborough Building Society who may be able to confirm.

I am buying my first flat in Bingham with a loan from Skipton Building Society. The builders would not reduce the amount so I negotiated £7000 of extras instead. The property agent told me not disclose to my solicitor about the extras as it will jeopardize my loan with the lender. 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.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Bingham is where the house is located. What do you suggest?

Flying freeholds in Bingham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bingham you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bingham may determine 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 property.