I am progressing with the sale of my apartment in Moston and the EA has just e-mailed to advise that the buyers are appointing a new law firm. The excuse is that the mortgage company will only work with property lawyers on their approved list. Why would a major lender only engage with certain solicitors rather the firm that they want to appoint for their conveyancing in Moston ?

UK lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Lenders justify this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say 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 are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

Can your site be used to locate a Conveyancing solicitor in Moston even where I’m not buying or selling a house, for instance where I wish to acquire a shop in Moston with a loan from ?

Our comparison service is predominantly utilised to select domestic conveyancing solicitors in Moston but we have recorded towards the end of this page a few Moston commercial conveyancing firms. You should speak with the solicitors directly to check if they can also act for

I'm buying a new build house in Moston with a mortgage from . The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about the side-deal as it may impact my loan with . Is this normal?.

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.

In surfing the internet for the words cheap conveyancing in Moston it brings up many property lawyersin the vicinity. With so much choice what is the best way to find the suitable solicitor for purchase transaction?

The best way of seeking the right conveyancer is via trusted referral, so ask colleagues and family who have bought a property in Moston or a reputable estate agent or mortgage broker. Charges for conveyancing in Moston vary, so it's a good idea to obtain at least three quotes from varying types of companies. Make sure that you know that the fees are fixed.

I am considering using a web based rather than a Moston conveyancing firm. Am I making a mistake?

Advantages do exist in being able to visit a local Moston conveyancing solicitor such as

• signing documents and and when necessary
• having face-to-face explanations of things you don't understand
• the ability to raise concerns if things are not going as expected

When analysing quotes, look carefully for hidden extras. The majority decent Moston high street solicitors give an all-inclusive price. Many online companies seem to offer discounted prices, yet have burried 'extras' in the in the terms and conditions.