Is the fact that my solicitor in Dunnington is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?

That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Dunnington conveyancing practice and ask them why they are no longer on the approved list for your bank.

My wife and I have recently appointed a conveyancing solicitor in Dunnington. I I would like to check whether they are accepted on the Skipton Building Society conveyancing panel. Can you advise?

You should e-mail the solicitor and ask them whether they are on the lender panel. Otherwise you can call Skipton Building Society who may be able to assist.

I'm buying a new build house in Dunnington benefiting from help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my solicitor about this side-deal as it could jeopardize my loan with Britannia. 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.

Am I right to be concerned that brokers that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a High Street Dunnington conveyancing company?

As is the case with lots of professional services, often referrals from connections can be worth their weight in gold. Nevertheless there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and banks might all suggest conveyancers to select. On occasion these conveyancers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are at liberty to choose your preferred lawyer. You need to be aware that some lenders have an approved list of conveyancers you have to use for the mortgage related work in your house move.

I need to find a conveyancing solicitor for remortgage conveyancing in Dunnington. I have stumble across a web site which seems to have the perfect solution If there is a chance to get all formalities completed via phone that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?