I am one month into the sale of my ground floor flat in Custom House and the estate agent has just telephoned to advise that the buyers are switching law firm. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with specific solicitors rather the firm that they want to choose for their conveyancing in Custom House ?

Banks have always had panels of law firms that can act for them, but in the last few years big names such as Santander, 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 by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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 impact on this.

My friend advised me that where I am purchasing in Custom House I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually quoted for as part of the standard Custom House conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Custom House around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Custom House Education with plans and statistics, Local Amenities and other useful information about Custom House.

What does commercial conveyancing in Custom House cover?

Commercial conveyancing in Custom House covers a broad array of services, provided by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I need to instruct a conveyancing solicitor for sale conveyancing in Custom House. I have discover a site which looks to be the perfect answer If it is possible to get all this stuff done via web that would be ideal. Do I need to be concerned? 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?

My brother mentioned that before selecting a conveyancing firm they must be approved by your bank. It happens to be my first house move but I have an offer in principle with Nat West Bank and I already have a bricks and morter conveyancing lawyer in Custom House on standby. Will Birmingham Midhshires require an approved solicitor to be instructed? Does a directory of panel solicitors even exist for my conveyancing in Custom House?

You need to choose a solicitor that is on the Birmingham Midhshires panel. Simply call your chosen Custom House conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have a number of options open to you here:

• Proceed with your existing Custom House solicitor but Birmingham Midhshires will undoubtedly use a conveyancing practitioner on their approved panel. This will result in additional cost together with potential interruption.
• Appoint a new conveyancing practitioner to conduct the conveyancing, ensuring that they are on the Birmingham Midhshires conveyancing panel.
• Appeal to your conveyancer to seek to join the mortgage company panel.