we are a couple who are hoping to buy a newbuild flat in Smithfield with a homeloan from .We like our Smithfield conveyancing practitioner but advised that his firm is not on their "panel". we are left little option but to use a panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that use our lawyer?

Unfortunately,no. The home loan issued to you contains terms and conditions, one of which will be that lawyers needs to be on the approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for

It has been 2 months following my purchase conveyancing in Smithfield concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing a new build house in Smithfield benefiting from help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my solicitor about this deal as it could jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Smithfield is the location of the property. Can you shed any light on this issue?

Flying freeholds in Smithfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Smithfield you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Smithfield may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I need to appoint a conveyancing solicitor for some conveyancing in Smithfield. I've chance upon a site which seems to have the ideal offering If it is possible to get all the legals completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?