I am selling my ground floor flat in Redbridge and the EA has just telephoned to advise that the buyers are appointing a new property lawyer. The excuse is that the lender will only work with property lawyers on their approved list. On what basis would a leading lender only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Redbridge ?

Lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies attribute this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. 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. Your purchasers are not going to have any sway in the decision.

I'm the only beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Redbridge. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my property ownership may be treated the same way as if I'd bought the house in June. Is the property unsalable for six months?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many lenders would take a practical view as this obligation chiefly exists to capture the purchase and immediately sell or the quick reselling of properties.

My husband and I have organised a further advance on our home loan from Bank of Ireland as we wish to carry out improvements to our property in Redbridge. Are we obliged to choose a nearby Redbridge solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?

Bank of Ireland don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.

Last month we had a mortgage agreed in principle with Virgin Money. Redbridge conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money completed the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Redbridge is where the house is located. Can you shed any light on this issue?

Flying freeholds in Redbridge are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Redbridge you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Redbridge may ascertain 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 premises.

Are there any apps to assist me to locate a Redbridge law firm on the Leeds Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 10miles to meet the solicitor.

Feel free to make use of the search on this page. Please select a mortgage company and your location and you will see a number of Redbridge conveyancing lawyers based on proximity. We have listed some Redbridge conveyancing firms towards the end of this page and you can telephone them to check whether they are on the Leeds Building Society panel

My father has suggested that I use his conveyancing solicitors in Redbridge. Do I take his guidance?

Much as we are happy to recommend a Redbridge conveyancing lawyer the best way to find a conveyancing lawyer is to have referrals from friends or relatives who have actually previously instructed the firm you're contemplating using.