I am nearing exchange of contracts for my home in Oxted and the estate agent has just text me to warn that the buyers are switching conveyancer. I am told that this is due to the fact that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Oxted ?

UK lenders have always had panels of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lending institutions point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose 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. Some do not even realise 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.

It has been 4 months following my purchase conveyancing in Oxted took place. I have checked the Land Registry site which shows that I paid £175,000 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 asset 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 buying a new build house in Oxted with a loan from Clydesdale. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not reveal to my conveyancer about the extras as it will jeopardize my loan with the bank. 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.

Taking into account that I will soon spend £400,000 on a property in Oxted I wish to have a conversation with the conveyancer concerning thetransaction prior to 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 due to be doing your conveyancing in Oxted.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Oxted should be the figure that you end up paying.

Can you provide any advice for leasehold conveyancing in Oxted with the aim of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Oxted can be avoided if you instruct lawyers as soon as you market your property and ask them to put together the leasehold information needed by the purchasers’ representatives.
Many landlords or managing agents in Oxted charge for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Oxted. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than unresolved. If you hold a share in a the freehold, you should make sure that you have the original share certificate. Arranging a re-issued share certificate is often a lengthy formality and slows down many a Oxted home move. Where a reissued share certificate is necessary, do contact the company officers or managing agents (where applicable) for this sooner rather than later.

I am the registered owner of a 1 bedroom flat in Oxted, conveyancing having been completed in 2010. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Oxted with an extended lease are worth £176,000. The ground rent is £50 yearly. The lease ends on 21st October 2075

With just 50 years remaining on your lease we estimate the price of your lease extension to be between £31,400 and £36,200 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.