I am selling my apartment in Wem and the estate agent has just telephoned to warn that the buyers are changing their law firm. The excuse is that the lender will only deal with property lawyers on their conveyancing panel. Why would a big named lender only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Wem ?

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 Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies attribute this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose 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. Plenty of firms 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. The purchasers are unlikely to have any impact on this.

What can a local search reveal concerning the house my wife and I buying in Wem?

Wem conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search is essential in every Wem conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (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.

How does conveyancing in Wem differ for newly converted properties?

Most buyers of new build premises in Wem contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Wem typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wem or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Wem is where the house is located. What do you suggest?

Flying freeholds in Wem are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wem you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wem may decide 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.

We are hoping to purchase a repression property in Wem and the mortgagee in possession demand completion inside 28 days. Can a conveyancing practitioner meet that timeframe? Would it be better to select a high street Wem firm or an online firm that advertises to complete quickly?

Attend your Wem shopping parade. Pop in to two or three firms and ask to see a conveyancing solicitor for an estimate. Explain your needs and seek assurances on speed. Select the firm that comes across as most trustworthy. Be sure to use a solicitor on the panel of solicitors approved by your bank.