I am in the process of selling my flat in Exton and the EA has just e-mailed to advise that the purchasers are swapping property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. On what basis would a leading mortgage company only deal with specific lawyers rather the firm that they want to select for their conveyancing in Exton ?

Lenders have always had panels of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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 purchasers are unlikely to have any impact on this.

All was ready to complete my purchase in Exton next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not limited to conveyancing in Exton.

My wife and I have organised the release of further funds on our home loan from Virgin Money as we intend to conduct a loft conversion to our home in Exton. Are we obliged to appoint a high street Exton solicitor on the Virgin Money conveyancing panel to deal with the paperwork?

Virgin Money do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.

I was told two weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Exton is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Co-operative have agreed my mortgage in principle, my bid on a apartment in Exton has been accepted, what are the next steps?

The property agent will wish to be informed of your conveyancing practitioner's details (be sure the conveyancing practitioners are on the bank’s panel). Contact Co-operative or your financial adviser and finalise any appropriate documentation. Co-operative will sellect a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Co-operative will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Exton.

I own a 4 bedroom Victorian property in Exton. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same address. Is it worth asking Godiva Mortgages Ltd to clarify?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Exton and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who carried out the work.

My brother has recommend that I instruct his conveyancers in Exton. Do I take his advice?

No doubt it’s preferable to choose a conveyancing practitioner is to get referrals from friends or relatives who have experience in using the firm that you are are thinking of instructing.