I was advised yesterday by my financial adviser that my Earlsfield lawyer is not on the bank Conveyancing panel. What can I do to check?

The sensible course of action for you to take is to call your Earlsfield conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

I understand that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a house in Earlsfield? or Apparently there is a law dating back centuries that could mean that homeowners residing in a parish church boundary may be liable to contribute towards maintenance to the chancel within the church. Is this applicable for conveyancing in Earlsfield?

Unless a prior acquisition of the house completed after 12 October 2013 you may expect solicitors delivering conveyancing in Earlsfield to remain recommending a chancel search and or insurance against a claim.

I am buying my first flat in Earlsfield with the aid of help to buy. The developers would not reduce the amount so I negotiated £7000 of extras instead. The house builders rep told me not inform my conveyancer about the deal as it will adversely affect my loan with the lender. Is this normal?.

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.

Do I need to be concerned that 3rd parties that I am dealing with are recommending a national conveyancing firm as opposed to a local Earlsfield conveyancing firm?

As with many professional services, often recommendations from connections can be worth their weight in gold. Nevertheless there are numerous people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks might all suggest lawyers to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the discretion to select your own lawyer. You need to be aware that many mortgage providers specify a panel list of lawyers you must use for the mortgage related work in your transaction.

Should I instruct a Earlsfield conveyancing practitioner in close proximity to the house I am hoping to buy? I have an old university friend who can handle the legal work however his firm is located 400kilometers away.

The benefit of a high street Earlsfield conveyancing practice is that you can attend the office to execute documents, deliver your identification documents and pester them if necessary. Having local Earlsfield know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were happy that should trump using an unknown Earlsfield conveyancing lawyer just because they are based in the area.