I am six weeks into the sale of my house in West Molesey and the estate agent has just e-mailed to advise that the purchasers are changing their solicitor. The reason given is that the lender will only work with solicitors on their approved list. Why would a leading mortgage company only deal with certain lawyers rather the firm that they want to choose for their conveyancing in West Molesey ?

UK lenders have always had an approved set of law firms they are content to work with, 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 represented them for decades.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened 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 says it is being contacted daily by practices 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. Your purchasers are unlikely to have any sway in the decision.

How does conveyancing in West Molesey differ for newly converted properties?

Most buyers of new build premises in West Molesey approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in West Molesey usually purchase the land, 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 conveyancing solicitors 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 West Molesey or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. West Molesey is where the house is located. Can you shed any light on this issue?

Flying freeholds in West Molesey are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Molesey you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Molesey 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 residence.

Is it simple use the search facility to locate a conveyancing practitioner in West Molesey on the approved list for my mortgage?

1st select a mortgage company such as Birmingham Midshires, Coventry Building Society or Bank of Ireland then specify your preferred area a common one being West Molesey. Conveyancing practices in West Molesey and beyond should be listed.

Am I best advised to choose a West Molesey conveyancing practitioner who is local to the property I am hoping to buy? An old friend can carry out the legal work however her office is 200miles away.

The benefit of a high street West Molesey conveyancing practice is that you can drop in to sign paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were impressed that must outweigh using an unfamiliar West Molesey conveyancing lawyer solely due to them being round the corner.