I am nearing exchange of contracts for my ground floor flat in Copthorne and the EA has just called to say that the purchasers are switching solicitor. I am told that this is due to the fact that the lender will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only work with certain law firms rather the firm that they want to appoint for their conveyancing in Copthorne ?

UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Banks blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 not going to have any impact on this.

Me and my partner are about to exchange on the purchase of a house in Copthorne but as a result of damage from some water damage at the property I have managed to agree compensation from the seller of £2k in the form of a deduction in the price. This was going to be addressed as part of a side agreement however UBS are not allowing this. Should they have been involved?

Your lawyer being on the UBS conveyancing panel is obliged to advise UBS of any amendments to the purchase price. If you were to refuse your property lawyer to report the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new property lawyer for your conveyancing in Copthorne.

I am buying a new build house in Copthorne benefiting from help to buy. The sellers refused to budge the price so I negotiated £7000 of extras instead. The property agent advised me not to tell my conveyancer about the extras as it may adversely affect my mortgage with Alliance & Leicester . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Expecting to sign contracts shortly on a studio apartment in Copthorne. Conveyancing solicitors assured me that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Copthorne should include some of the following:

You should be advised what counts as a Nuisance in the lease Does the lease prevent you from renting out the flat, or working from home Responsibility to repair and maintain the block. It is essential for you to know who is duty bound to repair and maintenance of every part of the building The unexpired lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark Repair and maintenance of the property

I own a basement flat in Copthorne, conveyancing was carried out 9 years ago. How much will my lease extension cost? Comparable properties in Copthorne with over 90 years remaining are worth £216,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2095

With only 69 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

I have been recommended a conveyancing solicitor in Copthorne. I I would like to check if they are on the lender's conveyancing panel. Could you assist?

You should call the conveyancer and ask them if they are on the lender's panel. Alternatively please call us and we can make some checks for you. Should the firm not be on the bank panel we we can help find a quality conveyancing solicitor in Copthorne on the panel for your lender.