I am nearing exchange of contracts for my ground floor flat in Burscough and the EA has just called to warn that the purchasers are changing their law firm. The reason given is that the bank will only deal with property lawyers on their approved list. On what basis would a major mortgage company only engage with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Burscough ?

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 HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. 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. 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. Your purchasers are not going to have any sway in the decision.

What does my ID and proof of funds have anything to do with my conveyancing in Burscough? What am I being asked for?

You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Burscough. However these days you will not be able to complete any conveyancing transaction in the absence supplying evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence and a council tax bill. Remember if you are supplying your driving licence as proof of identification it must be both the paper section and photo card part, one is not sufficient without the other.

Verification of the source of monies is required in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer will need to retain this information on record. Your Burscough conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they should also ask further queries regarding the source of funds.

3 months have elapsed following my purchase conveyancing in Burscough concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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 property 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.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Burscough is the location of the property. What do you suggest?

Flying freeholds in Burscough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Burscough you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Burscough may determine 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.

Do online conveyancing organisations do everything a high street Burscough solicitor does or must I use a solicitor for the final stages for my conveyancing in Burscough?

If you use an online conveyancer they should undertake all the tasks your Burscough conveyancer will cover.