I am selling my ground floor flat in Cheddar and the estate agent has just called to say that the buyers are changing their conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to appoint for their conveyancing in Cheddar ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Cheddar with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

The deeds to our house can not be found. The solicitors who did the conveyancing in Cheddar 10 years ago are no longer around. Will I be able to sell the house?

In today’s world there are duplicates made of almost everything, and your conveyancer will be aware precisely where to locate all the relevant documentation so you can buy or sell your house without a hitch. Where copies are not available, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on the property.

I am purchasing a new build house in Cheddar benefiting from help to buy. The builders refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about the side-deal as it will adversely affect 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.

Living abroad I am unable to travel my Cheddar conveyancing practitioners office to execute documents connected to my conveyancing in Cheddar – will this be an issue?

No. Cheddar conveyancing solicitors can conduct conveyancing transactions for clients from a distance. It is not necessary for you to be able to be present a Cheddar conveyancers office. They can handle all communications remotely from their Cheddar premises.