I am progressing with the sale of my apartment in Bosham and the EA has just called to warn that the buyers are swapping law firm. I am told that this is due to the fact that the bank will only engage with solicitors on their conveyancing panel. On what basis would a big named lender only engage with specific lawyers rather the firm that they want to choose to handle their conveyancing in Bosham ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say 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. 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. Your buyers are unlikely to have any sway in the decision.

Completed the sale of my flat in Bosham last November but the buyer keeps whats apping me complaining that their lawyer needs to hear from mine. What should have happened following completion?

Following your disposal your solicitor should send the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor should also evidence that the home loan has been discharged to the buyers solicitors. There is unlikely to be post completion tasks peculiar conveyancing in Bosham.

The deeds to our home can not be found. The conveyancers who dealt with the conveyancing in Bosham 4 years ago no longer exist. What are my options?

These day there are duplicates made of almost everything, and your conveyancer should know exactly where to find all the appropriate paperwork so you can buy or sell your house without any difficulty. If copies can’t be located, your lawyer can put in place insurance or indemnities against possible claims on the property.

I am buying a new build flat in Bosham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bosham

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I opted to have a survey completed on a property in Bosham in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may refuse to grant a loan on such a home.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bosham. Conveyancing will be smoother if you use a solicitor in Bosham especially if they are familiar with such properties in Bosham.