I am progressing with the sale of my flat in Brymbo and the EA has just e-mailed to say that the purchasers are switching law firm. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. On what basis would a big named mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Brymbo ?

UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders justify this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. The purchasers are not going to have any sway in the decision.

My partner and I are selling our home in Brymbo and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Brymbo lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing firm rather than a conveyancing solicitor in Brymbo. We have lived in Brymbo for three years we know of no issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

four months have elapsed following my purchase conveyancing in Brymbo completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How do I use the search tool to find a conveyancing practitioner in Brymbo on the authorised to act for my mortgage?

Step one is to pick a bank such as HSBC Bank, The Royal Bank of Scotland or Godiva Mortgages Ltd then choose your location for example Brymbo. Conveyancing organisations in Brymbo and beyond should be identified.

My uncle has recommend that I appoint his conveyancers in Brymbo. Should I use them?

There are no two ways about it the best way to find a conveyancing solicitor is to seek referrals from friends or family who have previously instructed the solicitor you're are thinking of instructing.