I am selling my ground floor flat in Frizington and the EA has just telephoned to warn that the purchasers are appointing a new property lawyer. The excuse is that the lender will only work with property lawyers on their approved list. On what basis would a leading lender only work with specific law firms rather the firm that they want to choose for their conveyancing in Frizington ?

UK lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. 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. Plenty of firms 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. The purchasers are unlikely to have any sway in the decision.

I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Frizington. Almost all the appartments are already disposed of. Is it really necessary to order local searches as part of conveyancing in Frizington?

You are opening yourself up to an unnecessary risk in refusing to carrying out Frizington conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your conveyancer conducts them. Where accelerating the process and cost are primary issues you should discuss with your solicitor about the options such as indemnity insurance available to you

We're in Frizington, First timers buying with a mortgage (lender is Kent Reliance , and our solicitor is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Due to the advice of my in-laws I had a survey completed on a property in Frizington prior to appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may refuse to give a mortgage on such a premises.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Frizington. Conveyancing will be smoother if you use a solicitor in Frizington especially if they regularly deal with such properties in Frizington.

I need to find a conveyancing solicitor for some conveyancing in Frizington. I've discover a site which looks to be the perfect solution If there is a chance to get all formalities completed via web that would be preferable. Do I need to be wary? 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?