I am one month into the sale of my maisonette in Gwersyllt and the EA has just telephoned to say that the purchasers are switching conveyancer. The excuse is that the bank will only work with property lawyers on their approved list. Why would a big named mortgage company only work with specific law firms rather the firm that they want to appoint for their conveyancing in Gwersyllt ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. 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. Plenty of firms do not even realise 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 sway in the decision.

My colleague suggested that where I am buying in Gwersyllt I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes included in the estimate for your Gwersyllt conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Gwersyllt around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Gwersyllt Education with maps and statistics, Local Amenities and other useful data concerning Gwersyllt.

My husband and I are new to the buying process - had an offer accepted, but the estate agent informed us that the seller will only move forward if we appoint the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Gwersyllt

We suspect that the seller is not behind this request. If they desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and explain that (a)you are genuine buyers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to use your own,trusted Gwersyllt conveyancing firm - as opposed tothe ones that will give their estate agent a commission or hit his conveyancing thresholds set by senior management.

I have just appointed agents to market my 2 bed apartment in Gwersyllt. Conveyancing solicitors are to be appointed soon, however I have just received a quarterly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as usual because all ground rent and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a 2 bed flat in Gwersyllt, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Gwersyllt with an extended lease are worth £211,000. The ground rent is £45 levied per year. The lease expires on 21st October 2086

With just 67 years unexpired we estimate the price of your lease extension to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

My husband and I have agreed a price on a Gwersyllt bungalow left to us 5 years ago in 2011. I have over 15 years conveyancing know-how and, now retired, wish to conduct the legal work. The buyer's conveyancer has informed me that their mortgage company will not allow us to do our own conveyancing mandating that the funds to be passed via a solicitor's bank account.

Lending requirements to property lawyers from all CML members specify that If the seller does not have legal representation the buyer’s lawyers should check whether the lender needs to be informed so that a decision can be reached if they are willing to progress.