I am nearing exchange of contracts for my maisonette in North Acton and the estate agent has just text me to say that the purchasers are switching conveyancer. The excuse is that the mortgage company will only deal with property lawyers on their approved list. Why would a big named mortgage company only engage with specific law firms rather the firm that they want to select to handle their conveyancing in North Acton ?

Lenders have always had panels of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Banks point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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 purchasers are unlikely to have any sway in the decision.

What is the best way to check that the solicitor carrying out my conveyancing in North Acton is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Lloyds TSB Bank thus paying £175.00 in further conveyancing invoice.

You should take advantage of the find a lender approved solicitor tool on this web page. Please choose the mortgage company and type ‘North Acton’ or your preferred area and you will see a number of lawyer located in North Acton or by proximity to you.

four months have gone by following my purchase conveyancing in North Acton took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. North Acton is where the house is located. Can you shed any light on this issue?

Flying freeholds in North Acton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Acton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Acton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My uncle has recommend that I appoint his lawyers for conveyancing in North Acton. Should I use them?

No doubt the best way to choose a conveyancing practitioner is to seek recommendations from friends or family who have actually previously instructed the firm you're considering.