I am five weeks into the sale of my apartment in Noak Hill and the estate agent has just called to say that the buyers are switching conveyancer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Noak Hill ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few 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 decades.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been stiffened 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. 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 sway in the decision.

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

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Terms of Engagement that you are required to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. Where you are unwilling to supply ID verification documents, your lawyer can not take you on as a client.

My conveyancer has informed me that breach of easement insurance is required on my purchase. What is the level of cover for Noak Hill conveyancing?

The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Halifax and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.

We have a mortgage agreed in principle with Skipton. Noak Hill conveyancing lawyers were chosen. How long does it take for Skipton to send the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Skipton conducted the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We expect to receive a DIP from Skipton this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Noak Hill solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Noak Hill solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Noak Hill is the location of the property. Can you shed any light on this issue?

Flying freeholds in Noak Hill 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 Noak Hill you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Noak Hill 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.

I'm refinancing my existing house to a buy to let loan with TSB and I will use the ballance of the raised equity as a deposit on a second house. The area we are talking about is Noak Hill. Will your conveyancers be able to act for the two lenders and tie in the transactions?

Do use our comparison tool on this site to ensure that the solicitors are on the appropriate lender panels. Assuming that they are your solicitor will be able to simultaneously deal with the two transactions but you should talk with you conveyancer and communicate your expectations and requirements.