I am selling my maisonette in Matlock and the estate agent has just telephoned to warn that the buyers are changing their property lawyer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a major mortgage company only deal with specific law firms rather the firm that they want to select for their conveyancing in Matlock ?

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 Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lending institutions point to the increase in fraud by way of justification for the pruning – 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 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. The buyers are not going to have any sway in the decision.

The deeds to my home are lost. The lawyers who dealt with the conveyancing in Matlock 10 years ago no longer exist. What are my next steps?

Assuming you have a registered title the information relating to your ownership will be documented by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, find your house and get up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.

I have been recommended by numerous property agents in Matlock to find a solicitor using your seach tool. Is there a financial inducement for Estate Agents to recommend your site rather than alternative conveyancing organisations?

We refuse to make any commission for directing people our way. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

I need to find a conveyancing solicitor for some conveyancing in Matlock. I've chance upon a web site which looks to be the perfect answer If it is possible to get all formalities completed via phone that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I today plan to offer on a house that seems to be perfect, at a great figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Matlock. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Matlock ?

Most houses in Matlock are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Matlock in which case you should be shopping around for a Matlock conveyancing practitioner and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your solicitor should report to you on the legal implications.

I inherited a ground floor flat in Matlock, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Matlock with over 90 years remaining are worth £165,000. The ground rent is £45 levied per year. The lease terminates on 21st October 50

With only 50 years remaining on your lease the likely cost is going to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.