I am selling my house in Fernhill Heath and the EA has just text me to advise that the buyers are switching property lawyer. The reason given is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a major lender only work with certain law firms rather the firm that they want to select for their conveyancing in Fernhill Heath ?

Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed 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 narrowed 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 claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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 not going to have any impact on this.

AssumingI was to purchase a freehold housein Fernhill Heath mortgage fee and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Fernhill Heath?

Any savings you would achieve will be isolated to the costs for searches. A is required to do the vast majority of work - money laundering, communicating with your sellers , SDLT return, register the ownership etc. A slight saving might be made by not needing to register a charge however it will not be significant.

How up to date is your search tool for Fernhill Heath conveyancing solicitors on the conveyancing panel? Do send you an updated list?

Fernhill Heath conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

I opted to have a survey done on a property in Fernhill Heath prior to appointing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies may refuse to issue a loan on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Fernhill Heath. Conveyancing will be smoother if you use a solicitor in Fernhill Heath especially if they are familiar with such properties in Fernhill Heath.

In searching the web for the phrase cheap conveyancing in Fernhill Heath it reveals many property lawyersin the area. With so much choice what is the best way to find the suitable conveyancer for me?

The preferential way of finding a suitable conveyancer is through a trusted referral, so enquire of colleagues and family who have acquired a property in Fernhill Heath or a respected estate agent or mortgage broker. Fees for conveyancing in Fernhill Heath vary, so it's advisable to secure at least three costs illustrations from different companies. Be sure to seek confirmation what costs in the quote includes.