I am not in a position to travel far from Blackfriars. Is there a reason why all Blackfriars lawyers are not on all mortgage company panels?

Mortgage companies highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It led to lenders pruning a number of firms from their panel of approved conveyancers .

I have a mortgage with Virgin Money for my property in Blackfriars. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?

You must advise Virgin Money in advance of letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.

I am due to exchange contracts on my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Blackfriars solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told two weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Blackfriars is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Blackfriars I like with amenity areas and railway links nearby, however it only has 49 remaining years left on the lease. There is not much else in Blackfriars for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage that many years will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

I am thinking of appointing a conveyancing practitioner in Blackfriars for my home move. Can I see a firm’s complaints history with the legal regulator?

One can review documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.

Is planning permission needed to split a house into two flats in Blackfriars? This has occurred to a house adjacent to my house in Blackfriars and was ignorant of the conversion until it was done.

Planning permission is necessary for converting a single house in Blackfriars into flats but possibly not for converting once again to single dwelling-house so, in answer to your question, yes.