I am 4 weeks into the sale of my flat in Great Yarmouth and the EA has just called to say that the purchasers are changing their property lawyer. The excuse is that the lender will only engage with property lawyers on their approved list. Why would a major mortgage company only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Great Yarmouth ?

Banks have always had panels of law firms they are willing to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Banks point to the increase in fraud as the reason for the reduction – criteria have been narrowed 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 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. Your purchasers are unlikely to have any impact on this.

In what way does my ID and proof of funds have anything to do with my conveyancing in Great Yarmouth? Is this really necessary?

Great Yarmouth conveyancing solicitors as well as nationwide property lawyers throughout the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients will need to supply two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Utility Bill no more than three months).

Evidence of source of monies is also necessary under the money laundering laws as conveyancers are obliged to check that the money you are utilising to acquire a property (be it the exchange deposit or the total purchase amount where you are buying mortgage free) has come from a reputable source (such as an inheritance) as opposed to the proceeds of illegitimate behaviour.

My brother-in-law has suggested I instruct a conveyancing solicitor in Great Yarmouth. I I would like to check whether they are on the Bank of Ireland conveyancing panel. Could you assist?

The first thing you should do is call the solicitor and ask them if they can act for the bank. Otherwise you should call Bank of Ireland who may be able to confirm.

What does a local search reveal concerning the house we're purchasing in Great Yarmouth?

Great Yarmouth conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central part in most Great Yarmouth conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Great Yarmouth is the location of the property. Can you shed any light on this issue?

Flying freeholds in Great Yarmouth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Great Yarmouth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Yarmouth 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 property.