My husband and I are planning to acquire a house in Leigh On Sea and are in fact using a Leigh On Sea conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barnsley Building Society have this evening contacted us to inform me that there is now an issue as our Leigh On Sea lawyer is not on their approved list of lawyers. Is this a problem?

If you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Leigh On Sea solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

Do all mortgage companies provide you with an approved list of Leigh On Sea conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?

Leigh On Sea conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.

What is the optimum way to discover of the solicitor conducting my conveyancing in Leigh On Sea is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus spending £187.00 plus VAT in another set of legal charges.

Feel free to take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Leigh On Sea’ or your preferred area and you will be presented with a number of lawyer offices in Leigh On Sea or near you.

I am buying my first flat in Leigh On Sea with the aid of help to buy. The sellers would not move on the amount so I negotiated 6k of additionals instead. The sale representative advised me not disclose to my lawyer about the deal as it may impact my mortgage with the bank. 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.

We're novice buyers - had an offer accepted, but the selling agent advised that the vendor will only issue a contract if we instruct the agent's chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Leigh On Sea

It is unlikely the owners are behind this. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Leigh On Sea conveyancing lawyers - not the ones that will give their estate agent a kickback or achieve conveyancing targets pre-set by senior management.