I can't travel far from Hackney Marshes. Is there a reason why all Hackney Marshes solicitors are not on all bank panels?

Mortgage companies highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It led to banks and building societies purging less reputable firms from their panel of approved conveyancing practitioners .

I am considering applying for a Lloyds mortgage for purchase of a new build (under development) in Hackney Marshes with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?

There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I purchased a 4 bedroom Edwardian property in Hackney Marshes. Conveyancing solicitor acted for me and Britannia. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hackney Marshes and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who conducted the work.

I'm refinancing my primary home to a buy to let mortgage with Santander and intend to use the remaining equity as a deposit on another property. The area we are talking about is Hackney Marshes. Will your solicitors be able to act for both sets of lenders and tie in the conveyances?

Make use of our comparison tool on this site to check that the solicitors are on the appropriate lender panels. Assuming that they are your conveyancer should be able to connect the two deals but you should talk with you solicitor and make apparent your expectations and requirements.

I am contemplating using an online conveyancing practitioner ahead of a Hackney Marshes conveyancing practice. Should I ‘stay local’?

Advantages do exist in being able to pop in to a local Hackney Marshes conveyancing solicitor for example

• signing papers same day
• having one on one explanations of matters that you need help with
• the ability to complain if matters are not going as expected

When analysing quotes, look carefully for hidden extras. Most decent Hackney Marshes high street solicitors give an all-inclusive price. Many online agents appear to offer cheap prices, yet have hidden 'extras' in the small print.