I am nearing exchange of contracts for my maisonette in Spital and the estate agent has just called to warn that the buyers are switching conveyancer. I am told that this is due to the fact that the bank will only work with solicitors on their conveyancing panel. Why would a major lender only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Spital ?

Lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks blame a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. 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 hearing daily from firms that have been removed from panels. Some 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 unlikely to have any sway in the decision.

Please help. My Spital lawyer is informing me me that she is duty bound toapply for Spital conveyancing searches becausethe firm are on the Lloydssolicitor panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Spital conveyancing searches.

I am the registered owner of a freehold house in Spital but still charged rent, why is this and what is this?

It’s unusual for properties in Spital and has limited impact for conveyancing in Spital but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

I have recentlybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Spital for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Spital conveyancing specialists.

I need to retain a conveyancing solicitor for purchase conveyancing in Spital. I have land on a web site which appears to be the ideal solution If there is a chance to get all this stuff done via email that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?