I am progressing with the sale of my apartment in Elm Park and the estate agent has just e-mailed to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Elm Park ?

Banks have always had panels of law firms they are willing to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies attribute this action to a rise in fraud by way of justification for the pruning – criteria have been tightened 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 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. The buyers are not going to have any impact on this.

We were going to get a DIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Elm Park solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

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

I have a mortgage with RBS for my property in Elm Park. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

You must advise RBS before renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let 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 RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.

Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Elm Park solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Elm Park postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Elm Park.

I note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a house in Elm Park? or I am told that there is an ancient law that means some owners of property residing in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Elm Park?

Unless a prior acquisition of the premises completed after 12 October 2013 you may take it that lawyers conducting conveyancing in Elm Park to remain encouraging a chancel search and or insurance against a claim.

Is it simple use your search tool to choose a conveyancing lawyer in Elm Park on the authorised to act for my mortgage?

Step one is to select a bank such as Nationwide Building Society, The Mortgage Works or Clydesdale then type in your location such as Elm Park. Conveyancing practices in Elm Park and across England and Wales will then be shown.

Living abroad I am unable to be present at my Elm Park conveyancing practitioners office to execute documents for conveyancing in Elm Park – is this a problem?

You need not be concerned. Elm Park conveyancing lawyers can undertake home moves for clients across the country. It is not necessary for you to be able to visit a Elm Park conveyancers office. Almost all solicitor can handle everything remotely from their Elm Park office.