I am in the process of selling my apartment in New Brighton and the EA has just telephoned to say that the purchasers are switching law firm. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a major lender only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in New Brighton ?

Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Banks point to the increase in fraud by way of justification for the pruning – criteria have been narrowed 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 says it is hearing daily from firms 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.

I am planning to move home in July. Does my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in New Brighton. Conveyancing firm was organised before I stumbled across your website.

On the afternoon of completion you can collect the house keys from the property agent but this can only occur once the previous owners lawyers advise the agent that they have the completion monies and the keys can be handed over. Subsequently you will need to advise the removal men that you are ready to move in. We do not suggest a particular removal company but can help you locate a residential property solicitor in New Brighton or a solicitor that specialises in conveyancing in New Brighton.

My lawyer has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in New Brighton?

The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I recently had an offer accepted on a house in New Brighton. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £225. Not long after, the conveyancer called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Due to the advice of my in-laws I had a survey completed on a property in New Brighton prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders may not give a mortgage on this type of property.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in New Brighton. Conveyancing may be slightly more expensive based on your lender's requirements.

Is there anything unique about your site and other online quote calculators for conveyancing in New Brighton?

At this site obtain a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in New Brighton. As opposed to estate agents and many comparison sites we do not have kick-back arrangements with solicitors. Many agents and online brokers 'recommend' solicitors that pays the most commission, as opposed to the best value conveyancing in New Brighton

In my capacity as executor for the estate of my aunt I am disposing of a house in Newport but reside in New Brighton. My lawyer (based 250 miles awayrequires that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in New Brighton to attest and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in New Brighton