I am in the process of selling my flat in Low Fell and the estate agent has just text me to say that the purchasers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only deal with specific solicitors rather the firm that they want to choose for their conveyancing in Low Fell ?

Mortgage companies have always had an approved set of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

Me and my partner are purchasing a apartment in Low Fell. I might seem paranoid but how we can trust a conveyancer? At some point we will need to put money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Is it the case that all Low Fell solicitors on the RBS conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.

It is not clear whether my lender requires a lease extension. I have telephoned my Low Fell bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Low Fell conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the conveyancer is on the lender panel, they must follow the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Various online forums that I have visited warn that are the primary reason for obstruction in Low Fell conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Low Fell.

I decided to have a survey completed on a house in Low Fell in advance of appointing lawyers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies tend refuse to grant a loan on this type of home.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Low Fell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Low Fell to see if the conveyancing will be more expensive.

In my capacity as executor for the will of my father I am selling a residence in Neath but I am based in Low Fell. My solicitor (approximately 300 kilometers awayhas requested that I execute a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Low Fell who can witness and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Low Fell based