I am not well enough to travel far from Farringdon. I would like to know the understand why all Farringdon conveyancing practitioners aren't included on all bank panels?

Before the recession most mortgage companies had an attitude to risk which is different than today. The Financial Services Authority in 2010 conducted a thematic review into property fraud which concluded: know the conveyancers on your panel. Accordingly, banks have since requiredmore information from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of firms have been removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the mortgage companies insisted on.

The formalities of my remortgage has taken place for my property in Farringdon. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being a right pain. The Farringdon solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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 have instructed a Farringdon lawyer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Farringdon postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Farringdon.

I require expedited conveyancing in Farringdon as I am faced with pressure to sign on the dotted line within one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are not taking a home loan you are at liberty not to do searches although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Farringdon the following are instances of issues that can arise and therefore impact future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

I used Action Conveyancing several years past for my conveyancing in Farringdon. I now require my file but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Farringdon of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying my first flat in Farringdon benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The property agent suggested that I not to tell my solicitor about the extras as it would adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

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.