Is the fact that my conveyancer in Greenfield is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Greenfield conveyancing practice and enquire why they are no longer on the approved list for your lender.

I had intended to instruct a conveyancing solicitor in Greenfield for our house move. Our financial adviser has since advised us that our mortgage company Skipton Building Society won't deal with them. Why is this not regarded as unfair competition?

Lenders on the whole restrict either the category or the volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, some have reduced the amount of solicitor practices they allow to represent them. You should note that Skipton Building Society have no responsibility for the quality of advice provided by any member of Skipton Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels since 2008 even though there are mixed views concerning the extent of solicitor engagement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Greenfield only perform a couple conveyances a year.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Greenfield is the location of the property. Can you offer any guidance?

Flying freeholds in Greenfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Greenfield you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Greenfield 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 property.

In my capacity as executor for the will of my father I am disposing of a house in Cardiff but I am based in Greenfield. My lawyer (who is 235 miles from meneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Greenfield to witness this legal document for me?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Greenfield based

I am in the process of buying my 1st house in Greenfield. Conveyancing lawyer already selected. The broker pointed out that a survey is not needed as the house was only built 22 years ago.

As the bare minimum you need a Home Buyer's Report. Given the property is over 10 years old the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report could be sufficient. They will highlight any obvious problems and recommend further investigation where appropriate. Where there are any indications of problems get a full structural survey.