My wife and I are purchasing a 1 bedroom apartment in Eden Park with a mortgage. We have a Eden Park conveyancer, but the bank advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Eden Park lawyer and pay for one of their panel firms to act for them. We feel that this is unjust; can we not require that the lender use our Eden Park conveyancer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Eden Park conveyancing lawyer to apply to be on the conveyancing panel.

Is there a list of Leeds Building Society panel solicitors in Eden Park on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few lenders make their panel listings open the public on the web. If you are seeking to appoint a Eden Park conveyancing practitioner on the Leeds Building Society please make the most of our tool.

Can I be sure that the Eden Park conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Eden Park getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.

Completion of my purchase has taken place for my property in Eden Park. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

What will a local search tell me about the house my wife and I purchasing in Eden Park?

Eden Park conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Eden Park conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

I'm buying a new build house in Eden Park with a loan from Coventry Building Society. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not inform my solicitor about this extras as it could jeopardize my mortgage with Coventry Building Society. 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.

I am seeking to acquire a repression flat in Eden Park and the bank selling would like to complete inside a week. Do conveyancers complete in this timeframe? Am I best advised to select a local Eden Park firm or an online organisation that professes to complete quickly?

Attend your Eden Park high street. Pop in to 3 solicitor’s offices and request to see a conveyancing solicitor for an estimate. Set out your requirements and get a commitment on time frames. Appoint the firm that comes across as most genuine. Make sure to use a property lawyer on the panel of conveyancing practitioners acceptable to your mortgage company.