I am nearing exchange of contracts for my home in Littleport and the estate agent has just telephoned to say that the purchasers are switching solicitor. The reason given is that the bank will only engage with solicitors on their conveyancing panel. Why would a major lender only engage with specific lawyers rather the firm that they want to select to handle their conveyancing in Littleport ?

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

Lenders point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. 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. 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 not going to have any sway in the decision.

five months have elapsed since my purchase conveyancing in Littleport took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to the encouragement of my in-laws I had a survey completed on a property in Littleport before appointing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will not issue a mortgage on this type of house.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Littleport. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Littleport to see if the conveyancing will be more expensive.

My company is hoping to lease a unit on the high street. Can you recommend lawyers offering competitive costs for commercial conveyancing in Littleport for under 2k?

We can recommend firms who have specialist knowledge of commercial conveyancing in Littleport, including the sale and acquisition of businesses as well as simply property. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the fees these will vary based on the structure and nuances of the proposed transaction. Let us have your details or telephone so as to enable us to provide you with a fixed commercial conveyancing calculation.

I am using a search engine for the phrase cheap conveyancing in Littleport it brings up numerous property lawyersin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for me?

The ideal way of finding a suitable conveyancer is via personal testimonial, so seek the counsel of friends and family who have acquired a property in Littleport or the local estate agent or mortgage broker. Charges for conveyancing in Littleport differ, so it's advisable to obtain at least three quotes from varying types of solicitors. Be sure to secure confirmation what costs in the quote includes.