I am progressing with the sale of my maisonette in Newall Green and the EA has just e-mailed to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a leading lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Newall Green ?

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

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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. The purchasers are not going to have any sway in the decision.

We are buying a house and need a conveyancing solicitor in Newall Green who is on the Skipton solicitor panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Newall Green.

Various internet forums that I have come across warn that are the primary reason for delay in Newall Green conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Newall Green.

I am looking for a leasehold apartment up to £305k and found one round the corner in Newall Green I like with open areas and station nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Newall Green for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan that many years will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

I need to swap lawyers as my Newall Green lawyer is not on the bank's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?

In the event that you have not formally instructed a conveyancer to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Newall Green that you're considering.