I can't travel far from Gerrards Cross and Chalfont. I would like to know the logic why all Gerrards Cross and Chalfont conveyancing practitioners are not on all lender panels?

A decade ago most lenders displayed an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into property fraud which concluded: know the lawyers on your panel. Accordingly, lenders have since requiredmore data from law firms concerning their operations and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the lenders set.

I am planning to acquire a house and require a conveyancing solicitor in Gerrards Cross and Chalfont who is on the Skipton Building Society solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as Gerrards Cross and Chalfont. We dont recommend any particular firm.

I'm buying a new build house in Gerrards Cross and Chalfont benefiting from help to buy. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The property agent suggested that I not to tell my conveyancer about this extras as it will adversely affect my mortgage with the lender. 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.

We're FTB’s - had an offer accepted, but the property agent has warned us that the seller will only proceed if we use their preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Gerrards Cross and Chalfont

We suspect that the seller is not behind this demand. Should the owner desire ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Try to communicate with the vendors directly and make sure they comprehend that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your own,trusted Gerrards Cross and Chalfont conveyancing lawyers - rather thanthose that will provide the negotiator at the agency a commission or hit his conveyancing figures set by senior management.

A conveyancing company handled my conveyancing in Gerrards Cross and Chalfont 5 years past having retained my deeds but has now closed – how do I retreive them?

Title deeds, as such, are no longer appropriate for the majority of properties in Gerrards Cross and Chalfont are registered electronically at Land Registry. Should you need to show evidence of proprietorship or are disposing of or re-mortgaging your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.