I am nearing exchange of contracts for my flat in Bounds Green and the estate agent has just e-mailed to warn that the buyers are swapping law firm. The reason given is that the lender will only engage with solicitors on their approved list. Why would a major mortgage company only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Bounds Green ?

Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks point to the increase in fraud as the reason for the pruning – 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. Some 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 purchasers are unlikely to have any impact on this.

I sincerely hope you can assist me. My Bounds Green solicitor is informing me me that he is legally obliged toapply for Bounds Green conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. Is my lawyer correct?

You have limited options available to you. As you are obtaining a mortgage with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Bounds Green conveyancing searches.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Bounds Green is where the house is located. Can you offer any assistance?

Flying freeholds in Bounds Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bounds Green you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bounds Green 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.

I'm refinancing my existing home to a BTL loan with Birmingham Midshires and intend to use the remaining equity towards a second house. The neighborhood we are interested in is Bounds Green. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?

Do use our comparison tool on this site to be sure that the solicitors are on the appropriate lender panels. Assuming that they are the conveyancer should be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and specify your desired outcome and requirements.

How does one as executor remove a deceased person's name from the title deeds for a property in Bounds Green?

Where a Bounds Green property is co-owned and one of the owners passes away, their name will not automatically be removed from the title deeds. It is not necessary to amend the title as in the event of a sale you would simply be required to evidence as to the reason the joint owner is missing from the contract, such as the probate documents.

With the aim of making things smoother for the sale of the property you can apply to have the deceased name erased from the title by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.