I am selling my maisonette in Penley and the EA has just telephoned to warn that the purchasers are switching conveyancer. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. Why would a major mortgage company only work with specific law firms rather the firm that they want to select to handle their conveyancing in Penley ?

Banks have always had panels of law firms that can act for them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders attribute this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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 buyers are not going to have any impact on this.

We are intent on selling our property in Penley and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Penley conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Penley. Having lived in Penley for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I used Wolstenholmes a few years past for my conveyancing in Penley. I now require my file however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Penley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a leasehold apartment up to £235,500 and found one near me in Penley I like with a park and station nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Penley for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

My father has encouraged me to appoint his conveyancing solicitors in Penley. Should I choose my own conveyancer?

There are no two ways about it the ideal way to choose a conveyancing lawyer is to seek recommendations from friends or relatives who have actually experience in using the conveyancer you're contemplating using.