I am selling my home in Woodbury and the estate agent has just text me to advise that the buyers are switching solicitor. The reason given is that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a major lender only work with specific solicitors rather the firm that they want to choose to handle their conveyancing in Woodbury ?

Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Mortgage companies justify this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose 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. Some 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 unlikely to have any impact on this.

My wife and I are nearing an exchange on a property in Woodbury and my mum and dad have sent the ten percent deposit to my conveyancer. I am now informed that as the deposit has not arrived from me my property lawyer needs to disclose this to my bank. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

The property lawyer is legally required to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

Will my conveyancer be raising enquiries concerning flooding as part of the conveyancing in Woodbury.

The risk of flooding is if increasing concern for lawyers dealing with homes in Woodbury. There are those who acquire a property in Woodbury, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or by their solicitors which will give them a better understanding of the risks in Woodbury. The standard completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to find out if the property has historically flooded. In the event that flooding has previously occurred and is not revealed by the seller, then a purchaser could issue a claim for damages as a result of such an inaccurate answer. The purchaser’s lawyers may also carry out an enviro report. This will higlight whether there is a recorded flood risk. If so, further inquiries should be conducted.

The deeds to our property can not be found. The lawyers who did the conveyancing in Woodbury 10 years ago have long since closed. What are my next steps?

Assuming you have a registered title the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is possible to perform a search at the Land Registry, locate your property and get current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

My boyfriend is purchasing a leasehold flat in Woodbury. He was given a quote by the conveyancing practitioner suggested by the estate agents totaling £1275 . It was eight years ago since I sold and bought a house and the fee was £440. Have fees really gone up that much?

You should visit a few local Woodbury conveyancing firms requesting estimates. It is advisable to base your decision not solely on cost, but on promptness and on how comprehensive the reply was.