Am I correct in assuming that the fact that my conveyancer in Nelson is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?

That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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. Should you be concerned you should simply call the Nelson conveyancing practice and enquire why they are no longer on the approved list for your bank.

My house in Nelson is up for sale and I have accepted an offer. Will my solicitor need to be on the Nationwide conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

I'm purchasing a new build house in Nelson with a loan from Coventry Building Society. The sellers would not move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my conveyancer about this extras as it could jeopardize my mortgage with the lender. Is this normal?.

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.

My uncle has recommend that I appoint his lawyers for conveyancing in Nelson. Should I use them?

There are no two ways about it it’s preferable to find a conveyancing practitioner is to have feedback from friends or family who have used the firm you're contemplating using.

Are all Nelson law firms on every lender conveyancing panel?

The Lexsure search tool on this page may be of use or you can go into your local bank branch in Nelson. Chances are that they can recommend conveyancing solicitors in Nelson