I am selling my ground floor flat in Chorleywood and the EA has just e-mailed to advise that the buyers are appointing a new conveyancer. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Chorleywood ?

Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders blame a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to oversee. No lender will say 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 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.

Our nephew is buying a newly built flat in Chorleywood with a mortgage from Skipton. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have recentlyfound out that Wolstenholmes have closed. They conducted my conveyancing in Chorleywood for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?

The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Chorleywood conveyancing specialists.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Chorleywood is where the house is located. What do you suggest?

Flying freeholds in Chorleywood are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Chorleywood you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chorleywood may decide 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 property.

I am downsizing from my home. My previous conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Chorleywood if that makes things easier.

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