I am progressing with the sale of my maisonette in Leaves Green and the estate agent has just e-mailed to say that the buyers are swapping property lawyer. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Leaves Green ?

Banks have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lending institutions attribute this action to a rise in fraud as the reason for the cull – 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 hearing daily from firms 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 buyers are unlikely to have any impact on this.

Are you able to suggest a approved Leaves Green conveyancing firm finish our home move within two weeks? Would it be better to use a local Leaves Green practice or a national conveyancer?

We would be happy to suggest some excellent Leaves Green conveyancing firms. Another option is to visit the high street in Leaves Green. Go in to a couple of firms and request to speak with a conveyancing solicitor for a quote. Mention your expectations together with the reasons and get a commitment on your deadline. Select the one that appears most efficient.

Are the Leaves Green conveyancing solicitors identified as being on the conveyancing panel, together with their details provided by ?

Leaves Green conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

I am the single recipient of my late father’s will and I have everything in my name now, including the house in Leaves Green. Conveyancing formalities meant that the Land Registry date was in . I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my property ownership could be treated the same way as though I had purchased the house in . Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view banks take of it, depend on the lender as this provision primarily exists to capture subsales or the quick reselling of properties.

We expect to receive a AIP from this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Leaves Green solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Leaves Green solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I am due to exchange contracts on my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being problematic. The Leaves Green solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My partner and I are downsizing from our home in Leaves Green and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Leaves Green. We have lived in Leaves Green for three years we know of no issue. Do we contact our local Authority to get clarification need.

It sounds as though you may have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)