I have just been advised by my lender that my Gipsy Hill solicitor is not on the mortgage company Conveyancing panel. What can I do to be sure that this is correct?

The best course of action for you to take is to contact your Gipsy Hill conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

Finally the sale completed on my house in Gipsy Hill last November yet the purchaser is Skype messaging daily to say her lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?

Following your house sale your lawyer should forward the transfer documentation and all additional paperwork to the purchaser's conveyancer. If applicable, your lawyer should also evidence that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There is unlikely to be post completion requirements specific conveyancing in Gipsy Hill.

We are purchasing a house and the solicitor has referenced Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Gipsy Hill

Unless a previous acquisition of the house took place post 12 October 2013 you can expect lawyers conducting conveyancing in Gipsy Hill to remain encouraging a chancel search and or insurance against a claim.

I am purchasing my first flat in Gipsy Hill with a mortgage from Birmingham Midshires. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about this extras as it could affect my mortgage with the lender. 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.

Do all mortgage companies provide you with an approved list of Gipsy Hill solicitors? How do you know who is on the lender conveyancing panel?

Gipsy Hill firms and firms carrying out conveyancing in Gipsy Hill themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the lender directly.