I am nearing exchange of contracts for my home in Ratcliff and the estate agent has just telephoned to say that the buyers are appointing a new conveyancer. The excuse is that the mortgage company will only work with solicitors on their approved list. On what basis would a big named lender only engage with specific lawyers rather the firm that they want to select for their conveyancing in Ratcliff ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lending institutions attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. 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. Some 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 sway in the decision.

Please could you suggest a Santander allowed Ratcliff conveyancing lawyer that can complete within 10 days? Am I best advised to go for a high street Ratcliff solicitor or a factory type comparison site?

We would be happy to suggest some excellent Ratcliff conveyancing firms. You can also walk up the main road in Ratcliff. Approach two or three firms and request to speak with a conveyancing solicitor for a quote. Discuss your requirements together with your reasons and ask for a commitment on speed. Select the one that genuine.

My brother-in-law has suggested I instruct a conveyancing solicitor in Ratcliff. I I would like to check if they are on the Leeds Building Society conveyancing panel. Can you help?

You should phone the solicitor and ask them if they are on the lender panel. Alternatively you should get in touch with Leeds Building Society who may be able to assist.

It has been 2 months since my purchase conveyancing in Ratcliff concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. 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 residence 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.

About to purchase a new build apartment in Ratcliff. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ratcliff

Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.