I am selling my apartment in Calverton and the EA has just called to advise that the buyers are switching conveyancer. The reason given is that the bank will only engage with solicitors on their approved list. Why would a major mortgage company only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Calverton ?

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 acted for them for more than 15 years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some 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.

Is it correct that all Calverton CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?

Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

When it comes to mortgage companies such as TSB, do Calverton solicitors have to pay an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I am purchasing a property in Calverton. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Skipton your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Calverton.

Do I need to take out insurance to cover chancel repairs when acquiring a property in Calverton?

Unless a previous purchase of the property took place after 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Calverton to remain encouraging a chancel search and or chancel repair liability policy.

I am looking to sell my property. My previous solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Calverton if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Calverton. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I am buying a garden flat in Calverton. Conveyancing lawyer is awaiting, from the owner, building insurance paperwork. This morning I was advised that the owner needs to forward the insurance schedule for the flat above as well. Why does my property lawyer want to review the insurance for the flat above? Is it really required? We have been in hold for the last fortnight…

It is not impossible in leasehold conveyancing in Calverton to discover Conveyancing in Calverton in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the landlord insuring the whole property - which is definitely better. Do clarify with your conveyancer but it would appear that your conveyancing practitioner is seeking to verify that the whole building is insured. Insuring your flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed due to lack of insurance.