I am nearing exchange of contracts for my house in Carnforth and the EA has just e-mailed to warn that the purchasers are swapping law firm. The excuse is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a leading lender only engage with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Carnforth ?

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

Mortgage companies blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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. 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 purchasers are not going to have any impact on this.

We expect to receive a DIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Carnforth solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Carnforth solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I currently have a mortgage with TSB for my property in Carnforth. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?

Your original mortgage agreement with TSB will provide that you need their approval in advance of letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 TSB directly. It should not be necessary to do this via a TSB conveyancing panel solicitor.

The formalities of my remortgage has taken place for my property in Carnforth. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I note that there are debates on Chancel Insurance on online forums. Do I require this when purchasing a property in Carnforth? or I am told that there is an ancient law that means some owners of property living in a parish church boundary will be compelled to contribute towards maintenance towards the chancel in proximity to the church. Is this relevant for conveyancing in Carnforth?

Unless a prior purchase of the premises completed after 12 October 2013 you could take it that lawyers handling conveyancing in Carnforth to continue to suggest a chancel search and or chancel repair liability insurance.

How does conveyancing in Carnforth differ for newly converted properties?

Most buyers of new build or newly converted property in Carnforth come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Carnforth usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Carnforth or who has acted in the same development.

My brother is buying a basement flat in Carnforth. He was given a quote by the conveyancing practitioner connected to the selling agents and it came to £1250 . It was ten years ago since I sold and purchased a house and the bill was £just under five hundred pounds. Have fees really gone up that much?

You should visit a few local Carnforth conveyancing firms requesting prices. It is advisable to base your choice not just on cost, but on promptness and on how comprehensive the reply is.