I am nearing exchange of contracts for my flat in Acton and the estate agent has just text me to warn that the purchasers are appointing a new law firm. The excuse is that the lender will only deal with solicitors on their conveyancing panel. Why would a big named lender only deal with specific solicitors rather the firm that they want to select to handle their conveyancing in Acton ?

Banks have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been narrowed 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 claims that it is hearing daily from firms 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 not going to have any impact on this.

Would the conveyancing lawyers that you recommend handle conveyancing in Acton by way of an attended exchange?

We do have a number of conveyancing specialists carrying out one day exchanges. Do e-mail us to obtain a fee calculation and details as to availability.

My wife and I purchased a 4 bedroom Edwardian property in Acton. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Acton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing lawyer who conducted the conveyancing.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Acton is where the house is located. Is there any guidance you can impart?

Flying freeholds in Acton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Acton you must be sure that your lawyer goes 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 Acton 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.

In what way can the Landlord & Tenant Act 1954 affect my commercial property in Acton and how can you help?

The particular law that you refer to gives a safeguard to commercial leaseholders, granting the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Acton