I am in the process of selling my maisonette in Freshford and the EA has just e-mailed to warn that the buyers are changing their solicitor. The excuse is 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 certain lawyers rather the firm that they want to appoint to handle their conveyancing in Freshford ?

UK lenders have always had an approved set of law firms they are content to work with, but in the last few 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.

Lending institutions justify this action to a rise in fraud as the reason for the cull – criteria have been tightened 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 claims that 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 buyers are not going to have any sway in the decision.

My Freshford solicitor has spotted a discrepancy between the surveyor’s assumptions in the valuation survey and what is in the title deeds. My lawyer says that he is duty bound to ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action appropriate?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Freshford?

There are many registered licenced Conveyancers in Freshford and Solicitor firms in Freshford who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. The two can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a ground floor flat in Freshford. Do I receive the keys to the property on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Freshford?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be called to collect the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.

I happen to be the only recipient of my late mum's will and I have everything in my name alone, including the house in Freshford. Conveyancing formalities meant that the Land Registry date was in September. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be regarded the same way as if I'd bought the property in September. Will no one buy the property for half a year?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view mortgage companies take of it, depend on the bank as this obligation principally exists to capture subsales or the wholesaling and assigning of property.

I require expedited conveyancing in Freshford as I am under a deadline to exchange contracts inside one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?

As you are are a cash buyer you have the choice not to do searches although no solicitor would recommend that you don't. With lots of history conveyancing in Freshford the following are examples of issues that can arise and therefore impact future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Freshford is where the house is located. Can you offer any opinion?

Flying freeholds in Freshford 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 Freshford you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Freshford may ascertain 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.