I am in the process of selling my flat in Bacup and the estate agent has just called to advise that the purchasers are switching law firm. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a major mortgage company only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Bacup ?

UK lenders have always had panels of law firms that can represent them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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. Plenty of firms 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 buyers are not going to have any sway in the decision.

It is 10 years ago since I bought my house in Bacup. Conveyancing lawyers have just been instructed on the sale but I am unable to locate my deeds. Is this a problem?

You need not be too concerned. First there is a possibility that the deeds will be with your lender or they could be archived with the conveyancers who oversaw the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Bacup relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

About to purchase a new build flat in Bacup. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bacup

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am downsizing from my house. My previous lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Bacup if that makes things easier.

Please use our search tool to help you find a solicitor for your conveyancing in Bacup. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

I am thinking of appointing a conveyancing lawyer in Bacup for my home move. Can I see a solicitor's complaints history with the legal regulator?

One may see published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.