I am nearing exchange of contracts for my home in Whitnash and the EA has just text me to warn that the buyers are switching law firm. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. On what basis would a major lender only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Whitnash ?

Banks have always had panels of law firms they are content 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 represented them for over 25 years.

Lending institutions blame a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say 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. Your purchasers are unlikely to have any impact on this.

As someone with no idea as to the Whitnash conveyancing process what’s your top tip you can give me concerning the house moving process in Whitnash

You may not hear this from too many lawyers but conveyancing in Whitnash or throughout Warwickshire is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for conflict between you and others involved in the ownership transfer. E.g., the vendor, estate agent and on occasion a bank. Appointing a lawyer for your conveyancing in Whitnash an important selection as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to protect your best interests and to keep you safe.

We are witnessing a worrying emergence in the "blame" culture- someone must be blamed for the process taking so long. You should always trust your solicitor ahead of all other players when it comes to the legal assignment of property.

I have been told that property searches are the number one reason for hinderance in Whitnash house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Whitnash.

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 straight forward, chain free conveyancing. Whitnash is the location of the property. Is there any advice you can give?

Flying freeholds in Whitnash are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Whitnash you would need to get your solicitor to go 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 Whitnash may ascertain 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 premises.

I need to instruct a conveyancing solicitor for some conveyancing in Whitnash. I happened to chance upon a web site which looks to be the ideal offering If there is a chance to get all formalities done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

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?