I am selling my flat in Ranmoor and the EA has just called to warn that the purchasers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. Why would a big named lender only engage with certain solicitors rather the firm that they want to appoint for their conveyancing in Ranmoor ?

Lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say 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 purchasers are unlikely to have any impact on this.

We are purchasing a flat and require a conveyancing solicitor in Ranmoor who is on the Lloyds approved panel. Could you point me in the right direction as regards a solicitor?

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

I am purchasing a house and require a conveyancing solicitor in Ranmoor who is on the Yorkshire Building Society approved. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Ranmoor. We dont recommend any particular firm.

I have been told that property searches are the primary cause of hinderance in Ranmoor house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Ranmoor.

My company is hoping to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering fixed charges for non-domestic conveyancing in Ranmoor for below £1,200?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Ranmoor, including the sale and purchase of businesses as well as simply premises. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right firm. Regarding the fees these will vary based on the structure and nuances of the deal. Please provide us with your contact information or telephone so as to enable us to supply you with a fixed commercial conveyancing calculation.