I am nearing exchange of contracts for my home in Highbridge and the EA has just text me to warn that the buyers are swapping law firm. The excuse is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a major lender only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Highbridge ?

UK lenders 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 considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Lenders blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some 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. The purchasers are not going to have any impact on this.

We are nearing an exchange on a flat in Highbridge and my parents have sent the 10% deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to disclose this to my bank. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

Your conveyancing practitioner is obliged to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

A colleague suggested that where I am buying in Highbridge I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Highbridge conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Highbridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Highbridge Education with plans and statistics, Local Amenities and other useful information concerning Highbridge.

I am a sole trader looking to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no charges for commercial conveyancing in Highbridge for less than £1,200?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Highbridge, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to buy or lease a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right solicitor. As for the costs these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or phone us so that we may provide you with a detailed commercial conveyancing quote.

We're new to the buying process - had an offer accepted, yet the selling agent advised that the vendor will only go ahead if we appoint the agent's chosen solicitors as they are insisting on a ‘quick sale’. We would rather use a high street solicitor who is familiar with conveyancing in Highbridge

It is improbable the vendors are behind this. Should the seller desire ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and make sure they comprehend that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Highbridge conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing targets pre-set by corporate headquarters.