I am nearing exchange of contracts for my home in Rayners Lane and the EA has just called to warn that the buyers are swapping conveyancer. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a leading lender only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Rayners Lane ?

UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Banks attribute this action to a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 buyers are unlikely to have any sway in the decision.

We have rather brash vendors who has suggested a preliminary contract with a payment 6,000. Is it wise to enter into such agreements?

There are two primary drawbacks with executing a lock out agreement (also termed a no-shop agreement) is that it diverts attention away from progressing with the conveyancing transaction itself, so unless it requires limited or no negotiation then it may turn out to be a hindrance. It is not particularly popular by Rayners Lane conveyancing lawyers as a result. A further concern is the extent of the remedies available - an aggrieved buyer should not expect to secure an injunction to stop the owner selling to an alternative purchaser, so the only remedy available under the contract will be the reimbursement of wasted costs and, in rare situations, the extra payment of penalties.

I am purchasing my first flat in Rayners Lane with a mortgage from Bank of Scotland. The developers would not budge the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not disclose to my conveyancer about the deal as it could affect my mortgage with the bank. Is this normal?.

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.

Is it possible to change firm as I have to select a firm on the Chelsea Building Society conveyancing list. I hired a family conveyancing solicitor in Rayners Lane round the corner but the firm is not accepted by Chelsea Building Society

It would be our pleasure to help you find a conveyancing solicitor in Rayners Lane on the Chelsea Building Society panel. Please note that the law firms that we list do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Rayners Lane. Using search facility on this site, you can scrutinise charges for conveyancing solicitors in Rayners Lane and beyond.

I have been told by numerous friends that it may take up to two months for Rayners Lane conveyancing to complete.This was a month ago. The paperwork was only received from the vendors property lawyer a couple of days ago so now does it countdown?

No official countdown exists for conveyancing in Rayners Lane, or any area in the UK. You simply have to ensure that your finances are in place and wait for the rest to come to you eventually.