I am nearing exchange of contracts for my maisonette in Groby and Ratby and the EA has just called to advise that the buyers are changing their law firm. The excuse is that the bank will only work with solicitors on their conveyancing panel. On what basis would a leading lender only engage with specific law firms rather the firm that they want to choose for their conveyancing in Groby and Ratby ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. 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 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 sway in the decision.

I require conveyancing for a flat in a fairly new development (five years old) in Groby and Ratby. 95% of the flats have already been occupied. Do I need carry out the local searches as part of conveyancing in Groby and Ratby?

Where you are obtaining a loan, your bank will need some (many) of the searches so you'll have no choice. If not, then Groby and Ratby conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Groby and Ratby.

My brother-in-law has suggested I instruct a conveyancing solicitor in Groby and Ratby. I need to find out whether they are on the Bank of Scotland approved list of lawyers. Can you advise?

The first thing you should do is phone your solicitor and enquire if they are on the lender panel. Otherwise you can call Bank of Scotland who may be able to assist.

Just bought a terraced house in Groby and Ratby , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Groby and Ratby conveyancing solicitor has been very slow, so I want to be sure the land registry aspects are dealt with.

As far as conveyancing in Groby and Ratby is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested parties. As of today in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration takes place after the new owner has moved in to the premises therefore an expedited registration is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.

I need to find a conveyancing solicitor for residential conveyancing in Groby and Ratby. I happened to discover a web site which seems to have the perfect solution If there is a chance to get all the legals done via web that would be ideal. Should I be wary? 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?