The sellers of the property we are purchasing hired a conveyancing solicitor in Nine Elms who has suggested a preliminary contract with a payment 6,000. Are such arrangements the norm for Nine Elms conveyancing transactions?

There are a couple of primary drawbacks with entering into any lock out contract (sometimes termed a shut-out contract) is that it takes away the focus from making progress with the conveyancing transaction itself, so in the absence of it needing minimal or no negotiation then it could turn out to be a hindrance. It is not particularly popular amongst Nine Elms conveyancing lawyers for this reason. A supplemental concern is the extent of the remedies available - a jilted buyer should not expect to win injunctive relief to stop the owner disposing of the property to another buyer, so the only remedy available under the contract will be the recovery of wasted charges and, in restricted situations, the extra payment of damages.

My husband and I wish to acquire a 1 bedroom flat in Nine Elms with a homeloan from Barclays .We use our Nine Elms conveyancing practitioner but Barclays informed us his firm is not on their approved list of firms. we are left little option but to use a Barclays panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage issued to you is subject to its various provisions, one of which will be that lawyers needs to be on the Barclays conveyancing panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Barclays

Is it the case that all Nine Elms solicitors on the Skipton conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

I am currently in the process of buying my council flat in Nine Elms. I have a mortgage offer with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Nine Elms solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Nine Elms postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Nine Elms.

I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Nine Elms for a purchase of a leasehold apartment 10 months ago. How can I check that my home is in my name in the name of the previous owner?

The easiest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Nine Elms conveyancing specialists.

I'm purchasing my first flat in Nine Elms benefiting from help to buy. The developers would not budge the price so I negotiated 6k of additionals instead. The house builders rep told me not reveal to my solicitor about the side-deal as it would put at risk my loan with the lender. 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.