I am in the process of selling my house in Castle Eden and the EA has just called to warn that the purchasers are switching conveyancer. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a major lender only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Castle Eden ?

Lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose 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 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. Your purchasers are unlikely to have any impact on this.

My partner and I are purchasing a newly built duplex in Castle Eden and my lawyer is advising me that she has to the bank to disclose incentives from the builder. I am on a tight deadline to exchange contracts and my preference is not to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Are the BSA intent on creating a searchable register to to identify practices on the Melton Mowbray Building Society conveyancing panel for example in Castle Eden?

We are not aware of any plans on the part of the BSA to promote such a search facility.

I decided to have a survey carried out on a property in Castle Eden before instructing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders will not issue a mortgage on this type of property.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Castle Eden. Conveyancing will be smoother if you use a solicitor in Castle Eden especially if they are acquainted with such properties in Castle Eden.

Hoping to buy a property located in Castle Eden and I am already nervous. I couldn't find anything specific about Castle Eden. Conveyancing will be needed in due course but do you know about the Castle Eden area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Castle Eden. In the meantime here are some basic statistics that we found