I can't travel far from Blackfriars. Please clarify why all Blackfriars conveyancing practitioners aren't included on all mortgage company panels?

A decade ago most banks had an approach to risk which is different from today. The FSA in 2010 carried out a thematic review into fraud which concluded: know the conveyancers on your panel. Accordingly, mortgage companies have since requiredmore data from law firms about their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum amount of transactions the mortgage companies set.

When it comes to mortgage companies such as Lloyds, do Blackfriars conveyancing practitioners face an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Blackfriars solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Blackfriars postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Blackfriars.

My offer on a detached house in Blackfriars has been agreed to, the owners do however have a tied purchase. The owners have offered on on an apartment, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Blackfriars. What do I do now? When do I get the mortgage application with TSB started?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then survey, Blackfriars conveyancing search charges, etc). The first thing to do is check that your lawyer is on the TSB conveyancing panel. Regarding the next phase this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a rising market the majority of purchasers will apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to proceed with the conveyancing in Blackfriars.

I bought my house on 6 June and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Blackfriars expressed confidence that it will be concluded in a couple of weeks. Are titles in Blackfriars uniquely lengthy to register?

There is nothing unique about conveyancing in Blackfriars registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present roughly 80% of submission are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place after the new owner has moved in to the property therefore post completion formalities is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Blackfriars is where the house is located. Can you shed any light on this issue?

Flying freeholds in Blackfriars are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blackfriars you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackfriars may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My work colleague mentioned that before selecting a conveyancing solicitors they need approved by your mortgage company. This is my first house move but I have an AIP via HSBC and I already have a local conveyancing solicitor in Blackfriars lined up. Can Virgin Money insist on an approved conveyancer to be instructed? If so, where can I find that list for my conveyancing in Blackfriars?

You need to instruct a solicitor that is on the Virgin Money panel. The simplest thing to do is call your chosen Blackfriars conveyancing lawyer and ask if they are on the Virgin Money panel. If they are not approved you have a number of choices available to you here:

• Carry on with your chosen Blackfriars solicitor but Virgin Money will undoubtedly appoint a solicitor on their approved list. This will result in additional fees and likely frustration.
• Appoint a new conveyancing practitioner to conduct the conveyancing, making sure they are on the Virgin Money conveyancing panel.
• Convince your lawyer to pull out all the stops to get accepted on the Virgin Money conveyancing panel.