I am one month into the sale of my maisonette in Anston and the estate agent has just called to say that the buyers are changing their property lawyer. The reason given is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with specific lawyers rather the firm that they want to choose for their conveyancing in Anston ?

Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Banks point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. 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 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. The buyers are unlikely to have any sway in the decision.

I am acquiring a property without a mortgage in Anston. I have been living for the previous Seventeen years in Anston. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

In the absence of a mortgage, then almost all of the Anston conveyancing searches are at your discretion. Your lawyer will try and sway you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of advice. Do take into account; if you are likely to sell the house one day, it could be of importance to your future buyer what the searches reveal. There are plenty of instances where premises with no practical issues can still show up adverse search results. A competent conveyancing solicitor in Anston should provide you some helpful advice here.

Due to the input of my in-laws I had a survey completed on a house in Anston ahead of instructing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some lenders may not issue a mortgage on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Anston. Conveyancing may be slightly more expensive based on your lender's requirements.

Taking into account that I am about to part with 450k on a terraced house in Anston I would like to have a conversation with the lawyer concerning thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your property ownership legalities in Anston.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Anston should be the amount on the final invoice that you end up paying.

In surfing the internet for the words on line conveyancing in Anston it brings up many conveyancerslocally. With so much choice what is the best way to find the right solicitor for me?

The preferential method of finding the right conveyancer is through a personal testimonial, so enquire of colleagues and those you trust who have purchased a property in Anston or the reputable estate agent or financial adviser. Costs for conveyancing in Anston differ, so it's a good idea to obtain at least four costs illustrations from different solicitors. Make sure that you know what costs in the quote includes.