I am selling my ground floor flat in Cockermouth and the EA has just text me to say that the buyers are swapping solicitor. The excuse is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only work with specific lawyers rather the firm that they want to select for their conveyancing in Cockermouth ?

Lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions attribute this action to a rise in fraud as the reason for the cull – criteria have been stiffened 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 claims that it is being contacted daily by practices 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. Your buyers are unlikely to have any sway in the decision.

We see that you have a post code search directory identifying firms on the Barclays conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Cockermouth?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cockermouth.

Do the Building Society Association intend to launch a searchable register to list practices on the Norwich and Peterborough Building Society conveyancing panel for instance in Cockermouth?

We have not been informed any intention on the part of the BSA to promote such a tool.

What is the difference between a licensed conveyancer and conveyancing solicitor in Cockermouth

There are many recorded licenced Conveyancers in Cockermouth and Solicitor firms in Cockermouth to choose from It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. Both can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

When it comes to mortgage companies such as Aldermore, do Cockermouth property lawyers face a fee to be on the conveyancing panel?

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

My wife and I are in the process of viewing apartments in Cockermouth and I am now considering a potential offer. Is it sensible to have my conveyancer on ‘stand by’? I will be getting a home loan with TSB.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are obtaining a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.

I have been on the look out for a flat up to £305k and identified one round the corner in Cockermouth I like with amenity areas and railway links nearby, however it only has 51 years on the lease. I can't really find anything else in Cockermouth suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage that many years may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.