I am progressing with the sale of my flat in Swanscombe and the estate agent has just e-mailed to say that the purchasers are switching property lawyer. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a major lender only work with specific solicitors rather the firm that they want to choose to handle their conveyancing in Swanscombe ?

Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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 not going to have any sway in the decision.

My wife and I are acquiring a newly built apartment in Swanscombe and my lawyer is advising me that she has to the bank to disclose incentives from the developer. I am on a tight deadline to sign contracts and I don't want to prolong deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your . A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Due to the input of my in-laws I had a survey completed on a property in Swanscombe before appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some lenders tend refuse to issue a mortgage on this type of house.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Swanscombe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swanscombe to see if the conveyancing costs will increase in light of this.

We're new to the buying process - agreed a price, yet the estate agent informed us that the vendor will only go ahead if we instruct the agent's recommended conveyancers as they need a ‘quick sale’. We would rather use a local conveyancer who is familiar with conveyancing in Swanscombe

We suspect that the owner is not behind this request. Should the owner desire ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Swanscombe conveyancing lawyers - rather thanthe ones that will provide the negotiator at the agency a kickback or meet his conveyancing targets demanded by senior management.

There are a number of houses in Swanscombe on unadopted lanes. My wife and I are purchasing one such house. What are the advantages and disadvantages of buying a house on a privately owned road?

Swanscombe conveyancing practices are well versed in dealing propertieson unadopted roads. The will review the Land Registry data to find any rights or liabilities. It is possible that there is a residents association that residents make annual payments to maintain the road. If there is one, the road will likely be maintained and appear nicer than council adopted.