I am nearing exchange of contracts for my flat in Beacon Hill and the estate agent has just e-mailed to warn that the purchasers are switching law firm. I am told that this is due to the fact that the bank will only engage with property lawyers on their conveyancing panel. Why would a big named mortgage company only engage with specific lawyers rather the firm that they want to select for their conveyancing in Beacon Hill ?

Banks have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to monitor. No lender will say 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. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

Me and my partner are about to exchange on the purchase of a house in Beacon Hill but as a consequence of damage from some water damage at the property I have managed to agree recompense from the owner in the sum of £3k in the form of a deduction in the price. This was going to be addressed as part of amending the contract yet Lloyds will not permit this. Should they have been approached?

Any conveyancer that is on the Lloyds approved list is obliged to inform Lloyds of any changes to the sale price. If you prohibit your solicitor to report the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new property lawyer for your conveyancing in Beacon Hill.

Finally the sale completed on my house in Beacon Hill last October yet the purchaser is calling daily complaining that his solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

After completion of your house sale your lawyer is duty bound to forward the transfer documentation and all of the paperwork to the buyer’s lawyers. Where appropriate, your solicitor should also evidence that the home loan has been discharged to the purchasers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Beacon Hill.

How can the Landlord & Tenant Act 1954 affect my commercial offices in Beacon Hill and how can you help?

The 1954 Act provides security of tenure to business lessees, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Beacon Hill

I need to retain a conveyancing solicitor for leasehold conveyancing in Beacon Hill. I happened to stumble upon a site which seems to have the perfect solution If it is possible to get all formalities completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?