I am progressing with the sale of my house in Fenton and the EA has just telephoned to advise that the purchasers are changing their law firm. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a major lender only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Fenton ?

Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been narrowed 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 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. The purchasers are unlikely to have any sway in the decision.

Would the conveyancing lawyers that you recommend handle auction conveyancing in Fenton?

We know of a few niche lawyers we can connect you with those who can conduct auction conveyancing. Fenton is one of our locations in which our lawyers have a presence.

I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would prefer to use a Fenton based conveyancing firm?

You should check but the chances are that appoint one of their panel conveyancers where you accept the "fee-free" deal. Call the lender to see if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Fenton.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Fenton is where the house is located. What do you suggest?

Flying freeholds in Fenton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fenton you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fenton may ascertain 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.

Is it possible to switch conveyancer as I need to select a firm on the Alliance & Leicester conveyancing list. I hired a family conveyancing solicitor in Fenton five minutes from me but the firm is not accepted by Alliance & Leicester

We will our best to assist in finding you a conveyancing solicitor in Fenton on the Alliance & Leicester panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Fenton. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Fenton.