I am progressing with the sale of my apartment in Markyate and the estate agent has just called to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their approved list. On what basis would a big named lender only engage with certain solicitors rather the firm that they want to appoint for their conveyancing in Markyate ?

UK lenders have always had an approved set of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions blame a rise in fraud by way of justification for the pruning – criteria have been tightened 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. Some 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 purchasers are unlikely to have any impact on this.

I require conveyancing for a flat in a fairly new development (seven years built) in Markyate. The vast majority the properties have already been sold. Do I need carry out the local searches as part of conveyancing in Markyate?

A big part of the Markyate conveyancing process is the conveyancing searches. There are numerous companies delivering Markyate conveyancing searches, as well straight from the local authority. These are known collectively as personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Markyate with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?

In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial site in Markyate?

Its becoming the norm that commercial conveyancing solicitors in Markyate will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Markyate. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Markyate.

For each commercial conveyancing transaction in Markyate it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Markyate commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Markyate.

I have recentlybecome aware that Wolstenholmes have closed. They conducted my conveyancing in Markyate for a purchase of a freehold house 18 months ago. How can I establish that my home is in my name in the name of the former proprietor?

The easiest way to see if the premises is in your name, you can make 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 Markyate conveyancing specialists.