I am selling my flat in Harold Wood and the EA has just e-mailed to warn that the purchasers are swapping solicitor. The reason given is that the lender will only deal with solicitors on their approved list. On what basis would a big named lender only engage with certain law firms rather the firm that they want to select to handle their conveyancing in Harold Wood ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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 unlikely to have any sway in the decision.

My Harold Wood solicitor has discovered a discrepancy between the surveyor’s assumptions in the valuation survey and what is revealed within the conveyancing documents. My solicitor has advised that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I am downsizing from our home in Harold Wood and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Harold Wood lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing outfit as opposed to a conveyancing solicitor in Harold Wood. Having lived in Harold Wood for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.

It would appear that you have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am buying a new build house in Harold Wood benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The house builders rep told me not disclose to my conveyancer about this side-deal as it could put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Harold Wood I like with open areas and transport links nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Harold Wood for this price, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage that many years may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.