Am I correct in assuming that the fact that my conveyancer in Kingston Park is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?

That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Kingston Park conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Our son-in-law is about to exchange on a new build apartment in Kingston Park with a mortgage from TSB. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am intent on selling our property in Kingston Park and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Kingston Park conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Kingston Park. Having lived in Kingston Park for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. What do they say? You need to 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 sickness)

I'm buying my first flat in Kingston Park with a loan from Santander. The developers refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent advised me not reveal to my conveyancer about this deal as it would adversely affect my mortgage with Santander. 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.

My husband and I are new on the property ladder - agreed a price, yet the selling agent told us that the owners will only move forward if we instruct their preferred solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Kingston Park

We suspect that the owner is not behind this demand. If they desire ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Kingston Park conveyancing solicitors - not the ones that will provide their negotiator at the agency a introducer fee or meet his conveyancing figures set by HQ.