I am selling my maisonette in Northamptonshire and the estate agent has just e-mailed to warn that the purchasers are appointing a new solicitor. The reason given is that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a big named mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Northamptonshire ?

Lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Banks point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. 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 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. Your buyers are unlikely to have any sway in the decision.

We're in Northamptonshire, FTBs buying with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Forgive me if this question is silly but I am new to the home moving as FTB of a garden flat in Northamptonshire. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Northamptonshire?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s solicitors, and once they have received this, you will be invited to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

Last month we had a mortgage agreed in principle with Skipton. Northamptonshire conveyancing solicitors have been selected. How long does it take for Skipton to issue the offer to the lawyer?

Some lenders take longer than others. Have Skipton completed the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Northamptonshire solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Northamptonshire postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Northamptonshire.

We are buying a house and the lawyer has mentioned Chancel Repair to which the house may be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly necessary for conveyancing in Northamptonshire

Unless a previous acquisition of the premises completed after 12 October 2013 you may take it that lawyers carrying out conveyancing in Northamptonshire to remain recommending a chancel search and or insurance against a claim.

I am purchasing a flat mortgage free. My conveyancer has been supplied with with two separate proof of photo ID, bank statement, endless utility bills. Now he needs a copy from a probate lawyer acknowledging that the money is in place and that it has come from inheritance and not selling fake DVD.

In today’s world you will not be able to complete any Northamptonshire conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering laws.