I had intended to instruct a property lawyer in Lancaster for our home move. Our financial adviser informed us that our mortgage lenders won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all Lancaster conveyancing firms would have been on most lender panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms regarding their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of transactions. Many Lancaster conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Lancaster is amongst the numerous areas where the conveyancers showing on our search results are on the panel for .

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Lancaster is the location of the property. What do you suggest?

Flying freeholds in Lancaster are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lancaster you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lancaster may decide 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.

I have been pointed in your direction by numerous property agents in Lancaster to find a conveyancer using your seach tool. Is there a financial upside for Estate Agents to offer your lawyers rather than alternative conveyancing organisations?

We refuse to offer any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

My uncle has recommend that I instruct his conveyancing solicitors in Lancaster. Do I take his advice?

Much as we are happy to recommend a Lancaster conveyancing lawyer it’s preferable to find a conveyancing practitioner is to seek referrals from friends or relatives who have used the conveyancer that you are considering.

My husband and I hope to purchase our first house in Lancaster. Conveyancing solicitor already instructed. The mortgage adviser suggested that a survey is not appropriate as the property was only constructed twenty two years ago.

The bare minimum you need a Home Buyer's Report. As the premises is over ten years old the property will not come with 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 may suffice. The report should highlight any apparent issues and suggest further investigation where relevant. If there are any signs of problems get a comprehensive structural survey.