I am 3 weeks into the sale of my home in Cwmcarn and the estate agent has just text me to warn that the purchasers are switching law firm. The reason given is that the lender will only deal with property lawyers on their conveyancing panel. Why would a major mortgage company only engage with certain law firms rather the firm that they want to select to handle their conveyancing in Cwmcarn ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Mortgage companies attribute this action to a rise in fraud by way of justification for the cull – criteria have been tightened 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 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 unlikely to have any impact on this.

All was ready to complete my purchase in Cwmcarn next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the mortgage company. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not specific to conveyancing in Cwmcarn.

I need some fast conveyancing in Cwmcarn as I am under pressure to exchange contracts inside one month. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Cwmcarn the following are examples of what can appear and therefore impact future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...

Due to the input of my in-laws I had a survey completed on a house in Cwmcarn before retaining conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to issue a mortgage on this type of home.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cwmcarn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cwmcarn to see if the conveyancing costs will increase in light of this.

Should I be worried if there is a problem with one of the searches for our conveyancing in Cwmcarn?

Ordinarily, the majority of problems that arise in Cwmcarn conveyancing search results can be dealt with before completion or title insurance may be taken. It is crucial to note that regardless of the fact that you are acquiring the property and may be willing to live with the search results, your mortgage lender may not, and when all said and done have the final decision.