I am one month into the sale of my ground floor flat in Royton and the EA has just telephoned to advise that the purchasers are appointing a new conveyancer. The excuse is that the lender will only engage with solicitors on their conveyancing panel. Why would a leading lender only work with certain lawyers rather the firm that they want to appoint for their conveyancing in Royton ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the cull – 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 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.

Are you able to recommend a Birmingham Midshires approved Royton conveyancing solicitor that can complete within under 3 weeks? Am I best advised to choose a local Royton conveyancer or a factory type firm?

We would be happy to suggest some excellent Royton conveyancing firms. Another option is to visit the high street in Royton. Visit a couple of firms and request to speak with a conveyancing solicitor for a costs illustration. Mention your expectations together with the reasons and get a commitment on your deadline. Select the one that appears most efficient.

Are there restrictive covenants that are commonly picked up during conveyancing in Royton?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Royton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Royton is where the house is located. What do you suggest?

Flying freeholds in Royton 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 Royton you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Royton 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.

Is it possible to transfer to a new conveyancer as I have to select a firm on the Britannia conveyancing panel. I was using a family conveyancing solicitor in Royton five minutes from me but she is not accepted by Britannia

We will our best to assist in finding you a conveyancing solicitor in Royton on the Britannia panel. Please note that the law firms that we list do not pay us fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Royton. In making use of search facility on this site, you can contrast fees for conveyancing solicitors in Royton and beyond.