I am nearing exchange of contracts for my ground floor flat in Longthorpe and the estate agent has just e-mailed to warn that the buyers are changing their property lawyer. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a leading lender only engage with certain solicitors rather the firm that they want to select for their conveyancing in Longthorpe ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Mortgage companies blame a rise in fraud by way of justification for the cull – 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 claims that 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 buyers are unlikely to have any sway in the decision.

In what way does my ID and proof of funds have anything to do with my conveyancing in Longthorpe? Is this really warranted?

Longthorpe conveyancing solicitors as well as nationwide property practitioners accross the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client in order to ensure that clients are who they say they are.

Conveyancing clients are required to produce two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).

Proof of the origin of funds is also required under the money laundering statutes as lawyers are duty bound to investigate that the money you are utilising to purchase a property (be it the exchange deposit or the full purchase monies if you are a cash purchaser) has originated from legitimate source (such as an inheritance) and is not the product of illegitimate activity.

I just acquired a flat at auction in Longthorpe. Conveyancing is necessary. What happens now?

Given that you have now legally bound yourself to purchase you should find a conveyancing solicitor soon as you are faced with a tight a drop dead date to complete the transaction. All auction property should have a corresponding auction pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You should give this to the solicitor working for you at the earliest opportunity. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

We are planning to move home in March. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Longthorpe. Conveyancing solicitor was organised prior to coming across your page.

On the day of completion you will need to pick up the house keys from your estate agent but this should only happen once the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be released. You will need to tell the removal company that they can start moving you in. We do not suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Longthorpe or a firm with expertise in conveyancing in Longthorpe.

I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Longthorpe bank branch on numerous occasions and was told it wasn't a problem and they will lend. My Longthorpe conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?

The conveyancing practitioner must follow the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have justfound out that Wolstenholmes have closed. They conducted my conveyancing in Longthorpe for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the previous owner?

The easiest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Longthorpe conveyancing specialists.

In my capacity as executor for the will of my uncle I am selling a house in Cardiff but I am based in Longthorpe. My lawyer (who is 250 miles awayrequires that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Longthorpe to attest and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Longthorpe