I am nearing exchange of contracts for my home in Hampden Pk and the EA has just text me to warn that the purchasers are appointing a new law firm. The excuse is that the lender will only engage with solicitors on their approved list. On what basis would a big named lender only deal with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Hampden Pk ?

UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lenders justify this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed 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 claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 buyers are unlikely to have any sway in the decision.

Are the BSA planning on creating a online directory to list solicitors on the Coventry BS conveyancing panel for example in Hampden Pk?

We are not aware of any intention on the part of the BSA to promote such a register.

I am buying my first flat in Hampden Pk with a loan from Chelsea Building Society. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my lawyer about this side-deal as it will adversely affect my mortgage with Chelsea Building Society. Should I keep quiet?.

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.

Taking into account that I will soon spend £400,000 on 3 bedroom house in Hampden Pk I wish to talk to a solicitor regarding theconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your property ownership legalities in Hampden Pk.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Hampden Pk should be the amount on the final invoice that you are charged.

My wife and I purchased a leasehold flat in Hampden Pk. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Hampden Pk who previously acted has now retired. Any advice?

The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Hampden Pk conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a basement flat in Hampden Pk, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Hampden Pk with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2093

With just 68 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.