My husband and I are hoping to buy a 3 bedroom flat in South Lambeth with a mortgage. We have a South Lambeth solicitor, but the mortgage company says he's not on their "panel". It appears that we have little choice but to use one of the mortgage company panel solicitors or retain our South Lambeth solicitor and pay for one of their panel firms to represent them. This feels very unfair; are we not able to demand that the lender use our South Lambeth solicitor ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. Another option that might be available is for your South Lambeth conveyancing lawyer to apply to be on the conveyancing panel.

I have given 2 months notice to my current landlord and must leave my let out property in South Lambeth by the end of next month. Conveyancing for my house purchase has just started. Can I complete in 5 weeks as I wish to avoid having to move into temporary accommodation?

The normal practice is not to provide notice on a rental unless you have exchanged. If you have not already done so, speak to your conveyancer and request that they chase the other solicitors, try to get a realistic time scale from them that everyone will aim to achieve

We are planning to acquire a flat and need a conveyancing solicitor in South Lambeth who is on the RBS solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in South Lambeth.

five months have elapsed since my purchase conveyancing in South Lambeth completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying my first flat in South Lambeth with the aid of help to buy. The builders would not move on the price so I negotiated 6k of additionals instead. The property agent advised me not disclose to my solicitor about the extras as it may adversely affect my mortgage with Lloyds TSB 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.