I am one month into the sale of my maisonette in Ely and the estate agent has just called to say that the buyers are changing their solicitor. The reason given is that the lender will only work with solicitors on their conveyancing panel. On what basis would a big named lender only deal with specific law firms rather the firm that they want to select for their conveyancing in Ely ?

Lenders have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say 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 sway in the decision.

It is 10 years ago since I acquired my home in Ely. Conveyancing lawyers have just been instructed on the sale but I can't locate the deeds. Is this a major issue?

Don’t worry too much. Firstly the deeds may be with your lender or they may be in the possession of the conveyancers who acted in the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Ely involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.

How does conveyancing in Ely differ for newly converted properties?

Most buyers of new build property in Ely approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Ely usually buy the site, 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 used to new build conveyancing in Ely or who has acted in the same development.

Due to the guidance of my in-laws I had a survey completed on a house in Ely in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some banks may refuse to give a mortgage on this type of house.

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

In my capacity as executor for the estate of my grandmother I am disposing of a residence in Newport but live in Ely. My conveyancer (who is 200 miles awayneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Ely to witness this legal document for me?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Ely based