I am in the process of selling my ground floor flat in Ryhall and the estate agent has just text me to advise that the buyers are swapping conveyancer. The excuse is that the bank will only engage with solicitors on their approved list. Why would a major mortgage company only engage with certain solicitors rather the firm that they want to select for their conveyancing in Ryhall ?

Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lending institutions blame a rise in fraud by way of justification for the reduction – criteria have been narrowed 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 hearing daily from firms 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 unlikely to have any impact on this.

What is the optimum way to discover of the solicitor conducting my conveyancing in Ryhall is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus paying £175.00 in further conveyancing fees.

Please do make the most of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type ‘Ryhall’ or your preferred area and you will discover a number of lawyer offices in Ryhall or by proximity to you.

Is it the case that all Ryhall conveyancing solicitors on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

I have decided to exercise my right to buy my property in Ryhall off the council. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I was told two weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Ryhall is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Ryhall differ for new build properties?

Most buyers of new build premises in Ryhall approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Ryhall usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ryhall or who has acted in the same development.

I decided to have a survey done on a house in Ryhall prior to retaining lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some banks may refuse to give a mortgage on this type of premises.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ryhall. Conveyancing may be slightly more expensive based on your lender's requirements.