I am nearing exchange of contracts for my house in Alvechurch and the estate agent has just telephoned to advise that the buyers are appointing a new solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. Why would a leading mortgage company only work with certain law firms rather the firm that they want to select for their conveyancing in Alvechurch ?

Lenders have always had panels of law firms that can act for them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 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. The purchasers are not going to have any sway in the decision.

In what way does my ID and proof of funds have anything to do with my conveyancing in Alvechurch? What am I being asked for?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Terms and Conditions that you need to sign should stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Where you refuse to hand over ID verification documents, your lawyer would not be able to accept instructions from you.

It has been 4 months following my purchase conveyancing in Alvechurch completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My business partner and I are hoping to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering no-sale-no fees for commercial conveyancing in Alvechurch for less than £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Alvechurch, including the disposal and purchase of businesses as well as simply premises. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. Regarding the costs these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or phone so as to enable us to provide you with a fixed commercial conveyancing calculation.

I need to switch lawyers as my Alvechurch lawyer is not on the mortgage company's approved list of conveyancing solicitors. How simple is it to change conveyancer?

In the event that you have not formally instructed a solicitor to start work and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Alvechurch that you're considering.