I am in the process of selling my ground floor flat in Yiewsley and the EA has just telephoned to warn that the buyers are swapping property lawyer. I am told that this is due to the fact that the lender will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Yiewsley ?

Banks have always had an approved set of law firms that can act for them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. 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. 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.

My wife and I have a 4 bedroom Edwardian property in Yiewsley. Conveyancing lawyer acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Yiewsley and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.

I am buying a new build apartment in Yiewsley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Yiewsley

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.

I am using a search engine for the words on line conveyancing in Yiewsley it shows results of numerous solicitorsin the area. How do I determine which is the right solicitor for the sale of my house?

The best method of finding a suitable conveyancer is through a trusted testimonial, so enquire of colleagues and those you trust who have acquired a property in Yiewsley or a reputable estate agent or financial adviser. Costs for conveyancing in Yiewsley differ, so it's sensible to request at least four quotes from varying types of conveyancers. Make sure that you know that the fees are fixed.

What is the reason for my property lawyer requiring a list of items of identification ahead of starting my conveyancing in Yiewsley?

Yiewsley solicitors are required by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to record that the have checked the identity of their clients. It will also be a requirement of your lender if you are taking a mortgage. In addition they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, national insurance number and DOB.