I am in the process of selling my apartment in Llandegla and the EA has just text me to advise that the purchasers are switching property lawyer. The reason given is that the bank will only deal with property lawyers on their conveyancing panel. Why would a leading mortgage company only deal with specific law firms rather the firm that they want to select for their conveyancing in Llandegla ?

Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal 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. The buyers are unlikely to have any impact on this.

We wanted to use a conveyancing solicitor in Llandegla for our home move. Our broker has since advised us that our mortgage lenders won't deal with them. Surely this is unfair competition?

A mortgage company will insist on a panel solicitor act for it. You would be liable to bear the cost of this. Do use our directory service to get a quote from a solicitor to carry conveyancing in Llandegla on the member panel.

Can I be sure that the Llandegla conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Llandegla obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your transaction.

I am expecting a OIP 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 Llandegla solicitors on the conveyancing panel, or is it better to go independently?

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

After shopping around on the internet I have found a Llandegla having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Llandegla postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Llandegla.

I own a terraced Georgian house in Llandegla. Conveyancing practitioner acted for me and . I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for 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 Llandegla and other areas of 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 mortgage companies. You can also enquire as to the position with the conveyancing solicitor who carried out the work.

I am looking for a conveyancing lawyer in Llandegla for my house move. Can I check a solicitor's complaints history with the legal regulator?

You may find published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.