I am selling my flat in South Petherton and the estate agent has just called to warn that the buyers are switching solicitor. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in South Petherton ?

UK lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose 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. 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. The purchasers are unlikely to have any sway in the decision.

Various internet forums that I have come across warn that are the main cause of stalling in South Petherton house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in South Petherton.

I purchased my flat on 13 August and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in South Petherton said it would be registered in a couple of weeks. Are transfers in South Petherton uniquely lengthy to register?

As far as conveyancing in South Petherton is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and if the Land registry communicate with any 3rd parties. At present approximately three quarters of such applications are fully dealt with within 12 days but some can be subject to extensive hold-ups. Historically registration is effected once the buyer has moved in to the property so an expedited registration is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.

Am I better off to choose a South Petherton conveyancing lawyer based in the vicinity that I am buying? An old friend can execute the legal formalities however his firm is located over three hundred miles drive away.

The primary upside of using a local South Petherton conveyancing firm is that you can drop in to execute documents, deliver your identification documents and apply pressure on them where appropriate. Having local South Petherton know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and in the main were happy that must surpass using an unknown South Petherton conveyancing solicitor solely due to them being based in the area.

Should I be concerned if there is a problem with the searches carried out as part of my conveyancing in South Petherton?

Usually, the majority of adverse entries arising from South Petherton conveyancing search results can be handled prior to completion or indemnity insurance could possibly be obtained. You should remember that although you are purchasing the premises and may be willing to live with the search results, your building society or bank may not, and when all said and done they have the word say.