I am progressing with the sale of my ground floor flat in Frampton on Severn and the EA has just called to advise that the buyers are switching solicitor. The excuse is that the mortgage company will only deal with property lawyers on their approved list. Why would a big named mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Frampton on Severn ?

UK lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed 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. 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. The buyers are not going to have any sway in the decision.

Me and my wife are buying our first property. The solicitor has contact usto check if we wish to order extra conveyancing searches. Unfortunately we have no idea as to what's needed for conveyancing in Frampton on Severn

The extent of Frampton on Severn conveyancing searches should be triggered based entirely on the property, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What matters is that you properly comprehend what information each search could provide. Then you can make a decision if you consider that you need that search. Where you are unclear, ask the solicitor to advise.

Are there restrictive covenants that are commonly picked up during conveyancing in Frampton on Severn?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Frampton on Severn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am looking for a ground for flat up to £235,500 and identified one near me in Frampton on Severn I like with a park and station nearby, the downside is that it's only got 49 years on the lease. There is not much else in Frampton on Severn for this price, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan that many years will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

I am thinking of appointing a conveyancing practitioner in Frampton on Severn for my purchase. Is it possible to see a firm’s complaints history with the profession’s regulator?

Members of the public may see published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.