I am in the process of selling my ground floor flat in Maltby and the estate agent has just telephoned to advise that the purchasers are changing their solicitor. The excuse is that the lender will only deal with solicitors on their approved list. On what basis would a major mortgage company only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Maltby ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Banks attribute this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say 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 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 buyers are unlikely to have any sway in the decision.

At what point will exchange of contracts take place for residential conveyancing in Maltby and do I need to be at the solicitors office?

If you are in close proximity to one of the conveyancing solicitors in Maltby you are welcome to attend to sign contracts. However, the law practices we work with provide countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Maltby)to be in the office available at the end of the phone to exchange contracts.

I happen to be the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Maltby. The Maltby property was put into my name in April. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be treated the same way as if I'd bought the house in April. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view lenders take of it, depend on the lender as this obligation is chiefly there to capture the purchase and immediately sell or the quick reselling of property.

We are getting a further advance on our home loan from Bank of Ireland as we want to conduct a loft conversion to our property in Maltby. Are we obliged to select a local Maltby solicitor on the Bank of Ireland conveyancing panel to deal with the legals?

Bank of Ireland would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Maltby bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Maltby conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their specific requirements. I have no idea who is right.

Your lawyer must follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I need to find a conveyancing solicitor for residential conveyancing in Maltby. I happened to land on a site which looks to be the ideal solution If there is a chance to get all formalities completed via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?

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?

We are about to complete buying a property in Maltby but as a result of damage from the recent storms I have negotiated compensation from the vendor of four thousand pounds in the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process but the bank will not agree to this. Should they have been involved?

Your solicitor being on the lender conveyancing panel is required to disclose to the mortgage company of any amendments to the sale price. If you prohibit your conveyancing practitioner to notify the reduction to your mortgage company then they would need to disinstructing themselves from acting for you and the bank.