My wife and I are looking to purchase a flat in Mablethorpe and are in fact using a Mablethorpe conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. have this evening contacted us to inform me that they have now hit a problem as our Mablethorpe solicitor is not on their conveyancing panel. Please explain?

When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers 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 Accreditation Scheme. Your property lawyer 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 lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Mablethorpe lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

I have given 8 weeks notice to my current landlord and have to vacate my rented property in Mablethorpe by . Conveyancing on my purchase is progressing. Is it possible to complete in six weeks as don't want to have to move into temporary accommodation?

The normal practice is not to provide notice for your letting unless you have exchanged. If you have not already done so, notify to your solicitor and request that they cajole the owners lawyers, try to get a realistic time scale from them that everyone will look towards

Do the Building Society Association intend to launch a searchable register to to identify law firms on the conveyancing panel for instance in Mablethorpe?

We have not been informed any plans on the part of the BSA to develop such a register.

I completed on my apartment on 5 May and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Mablethorpe advises it would be dealt with in a couple of weeks. Are transfers in Mablethorpe particularly slow to register?

As far as conveyancing in Mablethorpe registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today approximately 80% of such applications are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration takes place after the buyer has moved in to the premises therefore an expedited registration is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.

I'm buying my first flat in Mablethorpe with the aid of help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not reveal to my conveyancer about the deal as it would impact my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.