I am in the process of selling my maisonette in Charterhouse and the EA has just called to say that the buyers are changing their law firm. I am told that this is due to the fact that the bank will only deal with property lawyers on their approved list. On what basis would a big named lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Charterhouse ?

Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies justify this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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. The purchasers are unlikely to have any sway in the decision.

We are purchasing a newbuild apartment in Charterhouse with a homeloan from Godiva Mortgages Ltd.We like our Charterhouse conveyancing solicitor but Godiva Mortgages Ltd says her practice is not listed on their "panel". we are left little option but to use a Godiva Mortgages Ltd panel solicitor or retain our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage offered to you contains terms and conditions, a common one being that solicitors needs to be on the Godiva Mortgages Ltd approved list. in the past, 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd

I am purchasing my first flat in Charterhouse with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about this deal as it may adversely affect my loan with Chelsea Building Society. 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.

Taking into account that I am about to spend £400,000 on a house in Charterhouse I wish to talk to a lawyer regarding theconveyancing ahead of giving the go ahead to the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your conveyancing in Charterhouse.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Charterhouse should be the amount on the final invoice that you are charged.

My husband and I are first time buyers - had an offer accepted, but the selling agent told us that the seller will only proceed if we appoint the agent's chosen conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Charterhouse

We suspect that the owner is unaware of this ultimatum. If they want ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Charterhouse conveyancing firm - not the ones that will give their estate agent a introducer fee or achieve conveyancing figures set by head office.