It has come to my attention via my estate agent that my St Giles property lawyer is not on the bank Solicitor panel. How can I be certain that this is indeed the case?

The first thing you need to do is to call your St Giles conveyancer. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

All was ready to move into my new home in St Giles next Monday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in St Giles.

Are the BSA intent on creating a searchable register to list practices on the Norwich and Peterborough Building Society conveyancing panel for example in St Giles?

We would not expect to be advised of any intention on the part of the BSA to promote such a tool.

I'm purchasing a new build house in St Giles with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of additionals instead. The property agent told me not reveal to my conveyancer about this extras as it may put at risk my mortgage with the bank. 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.

I need to retain a conveyancing solicitor for freehold conveyancing in St Giles. I've discover a web site which looks to be the ideal answer If it is possible to get all this stuff completed via email that would be preferable. Should I be concerned? 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?