I am selling my maisonette in Mountsorrel and the estate agent has just called to advise that the purchasers are swapping property lawyer. The excuse is that the bank will only deal with solicitors on their approved list. On what basis would a major lender only engage with specific lawyers rather the firm that they want to select to handle their conveyancing in Mountsorrel ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. The purchasers are unlikely to have any sway in the decision.

Finally the sale completed on my house in Mountsorrel last May but my buyer keeps texting me to moan that her conveyancer is waiting to hear from myconveyancer. What should have happened now that I have sold?

Following your house sale your lawyer should send the transfer deeds and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer should also confirm that the home loan has been discharged to the buyers conveyancers. There is unlikely to be post completion requirements unique to conveyancing in Mountsorrel.

We're in Mountsorrel, FTBs buying with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Should my conveyancer be asking questions regarding flooding during the conveyancing in Mountsorrel.

Flooding is a growing risk for lawyers conducting conveyancing in Mountsorrel. There are those who buy a property in Mountsorrel, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, however there are a numerous checks that can be carried out by the buyer or by their solicitors which should figure out the risks in Mountsorrel. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to discover whether the premises has historically flooded. If the property has been flooded in past which is not notified by the seller, then a purchaser may commence a claim for damages stemming from an misleading reply. A buyer’s lawyers should also carry out an enviro search. This should disclose if there is any known flood risk. If so, additional inquiries will need to be initiated.

It has taken forever and a day but a mortgage agreement from a bank for the remortgage of my 4 bedroom garden flat is expected any day now. Can you suggest a cheap remortgage conveyancing law firm in Mountsorrel ?

You are on the wrong site if you are in need of the cheapest conveyancing solicitors in Mountsorrel. Our goal is to offer cost effective conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies offering £99 conveyancing in Mountsorrel.At best, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up invoiced for extras and still not get the service expected.