I am nearing exchange of contracts for my ground floor flat in Lapworth and the estate agent has just e-mailed to say that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. Why would a big named lender only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Lapworth ?

Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Banks blame a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 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. The purchasers are unlikely to have any sway in the decision.

Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Lapworth. Do I collect the keys to the premises on the completion date from my solicitor? If so, I will use a local conveyancing solicitor in Lapworth?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.

Is it the case that all Lapworth solicitors on the UBS conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the UBS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

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

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

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Lapworth is where the house is located. What do you suggest?

Flying freeholds in Lapworth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lapworth you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lapworth may determine 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 residence.

As co-executor for the estate of my uncle I am disposing of a residence in Newport but I am based in Lapworth. My conveyancer (approximately 260 kilometers from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Lapworth who can attest this legal document for me?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are located in Lapworth

A conveyancing firm acted on my conveyancing in Lapworth half a dozen years ago and was holding my deeds but has since been shut down – how do I get hold of them?

Title deeds, as such, are no longer appropriate for the majority of homes in Lapworth are registered electronically at Land Registry. Where you need to establish evidence of proprietorship or are disposing of or re-mortgaging your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.