I am selling my home in Hope Valley and the EA has just e-mailed to say that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. Why would a leading lender only deal with certain lawyers rather the firm that they want to choose for their conveyancing in Hope Valley ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been stiffened 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 says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 purchasers are not going to have any sway in the decision.

Can you explain why leasehold purchase conveyancing in Hope Valley is more expensive?

Hope Valley leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I decided to have a survey completed on a house in Hope Valley ahead of appointing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks will not give a loan on such a house.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hope Valley. Conveyancing will be smoother if you use a solicitor in Hope Valley especially if they are acquainted with such properties in Hope Valley.

My uncle has recommend that I use his conveyancing solicitors in Hope Valley. Should I use them?

No doubt the ideal way to find a conveyancing solicitor is to seek guidance from friends or family who have previously instructed the conveyancer you're contemplating using.

I have been Googling for Hope Valley online conveyancing estimates. Can I be assured that all the Hope Valley practices that are listed on your website are on the mortgage company conveyancing panel?

The law firms on our directory have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Hope Valley conveyancing solicitor being on the lender conveyancing panel is not accurate.