I am one month into the sale of my ground floor flat in Prestwich and the estate agent has just e-mailed to warn that the purchasers are appointing a new solicitor. The reason given is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with specific law firms rather the firm that they want to select for their conveyancing in Prestwich ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Banks blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal 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. Plenty of firms 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. Your purchasers are not going to have any sway in the decision.

I am purchasing a semi-detached house in Prestwich. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Prestwich you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Prestwich.

The deeds to my property are lost. The conveyancers who did the conveyancing in Prestwich 4 years ago have long since closed. What do I do?

In today’s world there are duplicates made of almost everything, and your conveyancer should be aware precisely where to look for all the suitable documentation so you can purchase or sell your house without a hitch. If duplicates can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities against possible claims on your premises.

How does conveyancing in Prestwich differ for new build properties?

Most buyers of new build property in Prestwich approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Prestwich tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Prestwich or who has acted in the same development.

We're FTB’s - had an offer accepted, but the agent told us that the vendor will only move forward if we instruct their recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Prestwich

It is improbable the vendors are driving this. If they require ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Prestwich conveyancing solicitors - as opposed tothose that will earn their negotiator at the agency a kickback or achieve conveyancing figures set by head office.