I am nearing exchange of contracts for my apartment in Forest Hill and the estate agent has just telephoned to warn that the purchasers are appointing a new conveyancer. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. On what basis would a major mortgage company only deal with certain lawyers rather the firm that they want to select for their conveyancing in Forest Hill ?

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

Lending institutions point to the increase in fraud by way of justification for the pruning – 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 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. The purchasers are unlikely to have any sway in the decision.

Do the Building Society Association intend to launch a online directory to to identify law firms on the Earl Shilton BS conveyancing panel for example in Forest Hill?

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

Are there restrictive covenants that are commonly picked up as part of conveyancing in Forest Hill?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Forest Hill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Forest Hill differ for newly converted properties?

Most buyers of new build property in Forest Hill contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Forest Hill usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Forest Hill or who has acted in the same development.

I am thinking of appointing a conveyancing practitioner in Forest Hill for my house move. Is there any facility to see a solicitor's record with the profession’s regulator?

Members of the public may find published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.