I am progressing with the sale of my maisonette in Moston and the EA has just text me to warn that the buyers are switching conveyancer. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. Why would a big named mortgage company only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Moston ?

UK lenders have always had panels of law firms that can represent them, but in the past 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 many years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to oversee. 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 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. Your buyers are unlikely to have any impact on this.

Me and my partner are about to exchange on the purchase of a property in Moston but as a result of wreckage from the recent storms I have was able negotiate reparation from the vendor of six thousand pounds in the form of a reduction in the price. This was going to be addressed as part of a side agreement however Bank of Ireland will not agree to this. Should they have been notified?

Your lawyer that is on the Bank of Ireland conveyancing panel is required to inform Bank of Ireland of any changes to the sale price. If you prohibit your solicitor to report the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new property lawyer for your conveyancing in Moston.

Are the BSA planning on creating a online directory to to identify firms on the Loughborough BS conveyancing panel for instance in Moston?

We have not been informed any plans on the part of the BSA to promote such a tool.

What does a local search inform me about the property I am purchasing in Moston?

Moston conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search plays a central role in many a Moston conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will supply data on, amongst other things, details on planning applications relevant to the property (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 subject sections.

I have justfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Moston for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Moston conveyancing specialists.