I am nearing exchange of contracts for my flat in Shepherd's Bush and the estate agent has just telephoned to warn that the purchasers are appointing a new law firm. The reason given is that the mortgage company will only work with property lawyers on their approved list. On what basis would a major lender only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Shepherd's Bush ?

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

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. 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. Some 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 impact on this.

Do I have to have a meeting at the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Shepherd's Bush so that I can pop in to their offices if required.

As opposed to 15 years ago, the vast majority mortgage companies no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide ID documents and there are still distinct benefits to using a local ayer, in your situation a conveyancing solicitor in Shepherd's Bush.

My wife and I are downsizing from our home in Shepherd's Bush 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 Shepherd's Bush lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Shepherd's Bush. We have lived in Shepherd's Bush for six years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You must check with 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 ailment)

I'm purchasing my first flat in Shepherd's Bush with the aid of help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The property agent told me not to tell my lawyer about this extras as it could put at risk my loan with the bank. 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.

I opted to have a survey done on a property in Shepherd's Bush before instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies may refuse to issue a loan on a flying freehold premises.

It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shepherd's Bush. Conveyancing may be slightly more expensive based on your lender's requirements.