I am 3 weeks into the sale of my apartment in Aldersbrook and the EA has just called to advise that the purchasers are appointing a new conveyancer. The excuse is that the bank will only deal with solicitors on their approved list. Why would a major mortgage company only work with certain law firms rather the firm that they want to choose to handle their conveyancing in Aldersbrook ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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. 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. The 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 Aldersbrook? Why is this being asked of me?

Aldersbrook conveyancing solicitors and indeed property practitioners accross the UK have an obligation under Anti-terror and anti-money-laundering rules to verify the ID of any client with a view to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill no more than three months).

Proof of the origin of funds is also necessary under the money laundering statutes as conveyancers are duty bound to check that the funds you are utilising to acquire a property (be it the exchange deposit or the full purchase amount where you are a cash purchaser) has come from a reputable source (such as an inheritance) and is not the proceeds of criminal activity.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to appoint a high street conveyancing solicitor in Aldersbrook?

Do check but the chances are that appoint one of their panel solicitors if you accept the "fee-free" incentive. Contact the mortgage company to ask if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Aldersbrook.

I have been advised by numerous estate agents in Aldersbrook to locate a solicitor on your site. What’s the financial inducement for Estate Agents to recommend your lawyers rather than another?

We refuse to offer any referral fee for sending work our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Aldersbrook. I've stumble across a site which seems to have the ideal answer If it is possible to get all formalities done via phone that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?