I am nearing exchange of contracts for my apartment in Port Clarence and the estate agent has just telephoned to say that the buyers are switching conveyancer. The excuse is that the lender will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Port Clarence ?

Banks have always had panels of law firms they are willing to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been tightened 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. 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 buyers are unlikely to have any sway in the decision.

What is the difference between a licensed conveyancer and conveyancing solicitor in Port Clarence

There are two types of lawyers who can carry out conveyancing in Port Clarence namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the sale or purchase of property. Both are duty bound to handle Port Clarence conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all requirements and steps should be appropriately adhered to.

A friend informed me that in purchasing a property in Port Clarence there could be various restrictions preventing external alterations to a property. Is this right?

There are a number of properties in Port Clarence which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Port Clarence should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can I be sure that the Port Clarence conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Port Clarence getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your conveyancing.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Port Clarence is where the house is located. What do you suggest?

Flying freeholds in Port Clarence are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Port Clarence you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Port Clarence may decide 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 property.

I was pointed in your direction by numerous selling agents in Port Clarence to locate a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to market your lawyers over and above another?

We refuse to give any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

In scouring the web for the phrase on line conveyancing in Port Clarence it reveals numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancer for me?

The ideal way of seeking a suitable conveyancer is via trusted referral, so seek the guidance of friends and those you trust who have acquired a property in Port Clarence or a reputable estate agent or financial adviser. Costs for conveyancing in Port Clarence differ, so it's a good idea to request at least three estimates from varying types of law firms. Be sure to seek confirmation what costs in the quote includes.