I am progressing with the sale of my flat in Bexleyheath and the EA has just telephoned to warn that the purchasers are changing their law firm. The excuse is that the mortgage company will only engage with property lawyers on their approved list. Why would a leading lender only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Bexleyheath ?

UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Mortgage companies point to the increase 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 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 sway in the decision.

We are purchasing a house and need a conveyancing solicitor in Bexleyheath who is on the Skipton conveyancing panel. Could you point me in the right direction as regards a solicitor?

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

We wanted to use a property lawyer in Bexleyheath for our home move. Our financial adviser has since advised us that our mortgage lenders The Mortgage Works won't deal with them. Surely this is unfair competition?

Banks tend to imposes restrictions either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, a few lenders have decided to limit the number of solicitor practices they permit to act for them. You should note that The Mortgage Works have no responsibility for the quality of advice provided by any member of The Mortgage Works Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there are differing views concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Bexleyheath only carry out a couple conveyances a year.

I am buying my first flat in Bexleyheath benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not inform my conveyancer about the side-deal as it could impact my mortgage with Birmingham Midshires. 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.

I am thinking of appointing a conveyancing solicitor in Bexleyheath for my home move. Can I check a firm’s complaints history with the profession’s regulator?

One can read presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training purposes.