We are soon to exchange on the purchase of a property in North Plymouth but as a consequence of wreckage from the recent storms I have managed to agree reparation from the seller in the sum of £2k by way of a adjustment in the price. I had intended this to be dealt with as part of amending the contract however UBS are not allowing this. Why were they notified?

Any solicitor being on the UBS approved list is duty bound to disclose to UBS of any changes to the sale price. If you prohibit your lawyer to notify the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new lawyer for your conveyancing in North Plymouth.

We see that you have a post code search directory identifying solicitors on the Co-operative conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in North Plymouth?

We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in North Plymouth.

I have been told that property searches are the main reason for stalling in North Plymouth conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in North Plymouth.

Do I need to be suspicious about brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a local North Plymouth conveyancing practice?

As is the case with many professional services, often suggestions from relatives can be very helpful. Yet there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest lawyers to instruct. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You are free to choose your preferred lawyer. You need to be aware that some banks have an approved list of law firms you have to use for the mortgage related work in your home move.

I have read on a number of consumer advice websites that when choosing a conveyancing solicitors they must be approved by your lender. I am a FTB but I have an AIP via Birmingham Midhshires and I already have a bricks and morter conveyancing lawyer in North Plymouth on standby. Will Halifax insist on an approved conveyancer to be instructed? If so, where do I find that list so I can choose a conveyancing lawyer in North Plymouth?

You should instruct a solicitor that is on the Halifax panel. Just telephone your preferred North Plymouth conveyancing lawyer and ask if they are on the Halifax panel. If they are not on the panel you have a couple of alternatives open to you here:

• Complete the deal with your chosen North Plymouth lawyer but Halifax will need to retain a solicitor on their approved list. The net impact is additional charges together with potential interruption.
• Choose a fresh lawyer to act in the purchase, obviously checking they are on the Halifax conveyancing panel.
• Convince your conveyancer to pull out all the stops to get listed on the Halifax conveyancing panel.