Am I correct in assuming that the fact that my solicitor in Bermondsey is not listed on my lender's conveyancing panel that there is a problem with the standard of her conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Where you are concerned you should simply call the Bermondsey conveyancing practice and ask them why they are no longer on the approved list for your bank.

I have an AIP. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to use a high street conveyancing solicitor in Bermondsey?

You should check but the chances are that give you one of their panel lawyers where you want the "fee-free" deal. Contact the bank and check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Bermondsey.

I am assisting my niece sell her flat in Bermondsey. Will the conveyancing solicitor commission an energy assessment or should I organise this?

After the abolition of Home Packs, EPC’s was left as a compulsory part of selling a house. An EPC needs to be to hand prior to the property being advertised. It is not as aspect of the sale process that law firms normally organise. If you are instructing a Bermondsey conveyancing solicitor they might be willing to arrange energy performance certificates due to their relationships with long established Bermondsey assessors

We are buying a detached bungalow in Bermondsey. The intention is to an extension at the rear at the property.Will legal conveyancing on the property involve investigations to see if these works are allowed?

Your property lawyer should check the deeds as conveyancing in Bermondsey can occasionally reveal restrictions in the title documents which prevent certain works or require the consent of a 3rd party. Some works require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

Completion of my remortgage has taken place for my property in Bermondsey. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am downsizing from our property in Bermondsey and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Bermondsey. We have lived in Bermondsey for many years we know of no issue. Should we contact our local Authority to get clarification need.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I'm buying my first flat in Bermondsey with the aid of help to buy. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the deal as it would jeopardize my loan 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.