I am one month into the sale of my home in Ewloe and the estate agent has just called to advise that the buyers are appointing a new law firm. I am told that this is due to the fact that the bank will only deal with property lawyers on their conveyancing panel. Why would a major mortgage company only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Ewloe ?

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

Lenders blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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.

I had intended to instruct a conveyancing solicitor in Ewloe for our home move. Our financial adviser informed us that our bank Godiva Mortgages Ltd won't deal with them. Surely this is unduly restrictive?

A lender may insist on a panel solicitor act for it. Borrowers are expected to meet the charges for this. Please make use of our tool to find a solicitor to conduct conveyancing in Ewloe on the Godiva Mortgages Ltd approved list of solicitors.

I purchased my apartment on 3 August and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Ewloe said it would be dealt with inside ten days. Are properties in Ewloe uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Ewloe registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and if the Land registry have to notify any interested parties. As of today approximately 80% of submission are completed within two weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the purchaser has moved in to the property so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Ewloe is where the house is located. Can you shed any light on this issue?

Flying freeholds in Ewloe are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ewloe you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ewloe may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My partner has urged me to use his conveyancing solicitors in Ewloe. Do I follow his recommendation?

There are no two ways about it it’s preferable to choose a conveyancing solicitor is to get feedback from friends or relatives who have used the firm that you are contemplating using.