I am one month into the sale of my ground floor flat in Duffield and the EA has just e-mailed to advise that the purchasers are swapping solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to select to handle their conveyancing in Duffield ?

Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that 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 impact on this.

Would the conveyancing solicitors that you recommend conduct right to buy conveyancing in Duffield?

We have identified a variety of conveyancing experts who can handle right to buy transactions Please e-mail the lawyers listed in order to get a conveyancing quote.

My wife and I are purchasing a apartment in Duffield. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit our life savings into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

What is your number one tip for choosing a conveyancing solicitor in Duffield

We would encourage you not to go for the cheapest Duffield conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am due to exchange contracts on my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being difficult. The Duffield solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing my first flat in Duffield with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not reveal to my lawyer about the extras as it will put at risk my loan with Nottingham Building Society. 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.

Over the last few months I have been searching for a flat up to £305k and found one round the corner in Duffield I like with open areas and railway links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Duffield in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan that many years may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.