My husband and I are buying a 3 bedroom flat in Hale End with a mortgage. We like our Hale End lawyer, but the bank advise he's not on their "panel". It seems we have no option but to use one of the mortgage company panel firms or continue with our Hale End conveyancer and pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hale End conveyancing solicitor to apply to be on the conveyancing panel.

It is 10 years ago since I purchased my house in Hale End. Conveyancing solicitors have just been instructed on the sale but I am unable to find the deeds. Is this a problem?

You need not be too concerned. Firstly the deeds may be retained by your lender or they may be in the possession of the lawyers who oversaw the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Hale End relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

I am considering applying for a Coventry BS mortgage for purchase of a new build (under development) in Hale End with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?

In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am buying my first flat in Hale End with a loan from Britannia. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not to tell my conveyancer about the deal as it could jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

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.

Hoping to buy a property located in Hale End and I am already nervous. I couldn't find anything specific about Hale End. Conveyancing will be needed in due course but do you know about the Hale End area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Hale End. In the meantime here are some basic statistics that we found