I am in the process of selling my apartment in Earlestown and the EA has just text me to advise that the buyers are appointing a new solicitor. The excuse is that the bank will only engage with property lawyers on their approved list. Why would a big named lender only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Earlestown ?

Banks have always had an approved set of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Banks point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say 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. 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. Your buyers are not going to have any sway in the decision.

Is there a search tool that I can utilise to investigate if the solicitor carrying out my conveyancing in Earlestown is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for thus spending £192.00 in additional legal charges.

Feel free to take advantage of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type ‘Earlestown’ or your preferred area and you will be presented with numerous solicitors offices in Earlestown or near you.

How do I locate a Earlestown law firm on the conveyancing panel? I am a keen cyclist and am willing to travel upto 20miles to meet the conveyancer.

You can use the search on this page. Please pick a lender and your location and you will see a number of Earlestown conveyancing lawyers locally. We have listed some Earlestown conveyancing firms towards the end of this page and you can ring them to verify if they are on the member panel

I have been sourcing a conveyancing practitioner in Earlestown for my home move. Can I review a solicitor's record with the profession’s regulator?

Anyone may read presented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator may monitor call for training requirements.

My wife and I purchased a leasehold flat in Earlestown. Conveyancing and mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Earlestown who previously acted has long since retired. Any advice?

First make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Earlestown conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a leasehold flat in Earlestown, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Earlestown with a long lease are worth £165,000. The ground rent is £45 yearly. The lease expires on 21st October 50

With just 50 years remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.