I am progressing with the sale of my home in Seascale and Sellafield and the EA has just text me to say that the buyers are appointing a new conveyancer. The reason given is that the mortgage company will only engage with solicitors on their approved list. On what basis would a leading lender only engage with specific lawyers rather the firm that they want to appoint for their conveyancing in Seascale and Sellafield ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Mortgage companies justify this action to a rise in fraud by way of justification for the cull – criteria have been tightened 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 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.

Can conveyancing in Seascale and Sellafield to be completed in less than 10 days?

First, If the seller is applying pressure to sign contracts it is highly recommended that your lawyer is familiar with the area as they will make use of local connections and know-how. It is possible that they would have transacted otherhouses in the same road. Therefore consider using a Seascale and Sellafield conveyancing lawyer. In addition, check that the conveyancing firm is on the on the approved list for your mortgage company. It is estimated that 18% of Seascale and Sellafield conveyancing transactions are suspended or jeopardised after discovering a buyer’s lawyer was not on their mortgage lender’s panel. This can often result in the legal process being held up by as much as three weeks. It is estimated that this issue affects approximately one hundred thousand home moves annually. Most Seascale and Sellafield conveyancing firms can not act for certain lenders so do check at the outset.

A colleague advised me that where I am purchasing in Seascale and Sellafield I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes quoted for as part of the standard Seascale and Sellafield conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Seascale and Sellafield around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Seascale and Sellafield Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Seascale and Sellafield Education with plans and statistics, Local Amenities and other useful information regarding Seascale and Sellafield.

Due to the input of my in-laws I had a survey completed on a house in Seascale and Sellafield in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders tend refuse to give a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Seascale and Sellafield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Seascale and Sellafield to see if the conveyancing will be more expensive.

I need to appoint a conveyancing solicitor for some conveyancing in Seascale and Sellafield. I've chance upon a site which seems to have the perfect solution If there is a chance to get all the legals completed via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?