I am nearing exchange of contracts for my ground floor flat in Flamborough and the estate agent has just called to warn that the buyers are changing their law firm. The reason given is that the lender will only work with property lawyers on their approved list. Why would a big named lender only engage with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Flamborough ?

Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say 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. 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. The purchasers are not going to have any impact on this.

All was ready to complete my purchase in Flamborough 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 mortgage company. What does the insurance need 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 requirements. These obligations are not limited to conveyancing in Flamborough.

How do I investigate if the solicitor carrying out my conveyancing in Flamborough is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus spending £192.00 in additional legal charges.

Feel free to take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type ‘Flamborough’ or your location and you will be presented with numerous solicitors located in Flamborough or nearest you.

I am purchasing a house and the lawyer has identified Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Flamborough

Unless a prior acquisition of the premises took place post 12 October 2013 you could take it that solicitors conducting conveyancing in Flamborough to remain encouraging a chancel search and or chancel repair liability insurance.

Is it best to go with a Flamborough conveyancing solicitor based in the vicinity that I am purchasing? An old friend can handle the legal formalities but his firm is located 200miles away.

The primary upside of using a high street Flamborough conveyancing firm is that you can attend the office to execute documents, hand in your identification documents and pester them where appropriate. Having local Flamborough know how is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were content that should surpass using an unknown Flamborough conveyancing solicitor solely due to them being based in the area.