I am selling my apartment in Sheerness and the EA has just e-mailed to advise that the purchasers are switching solicitor. The reason given is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a big named lender only work with specific lawyers rather the firm that they want to select for their conveyancing in Sheerness ?

Mortgage companies have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal 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 buyers are not going to have any sway in the decision.

I am buying a garden flat in Sheerness. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Sheerness you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Sheerness.

My partner and I are planning on selling our property in Sheerness and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Sheerness conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in Sheerness. Having lived in Sheerness for 5 years we know of no issue. Should we contact our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I am looking for a conveyancing solicitor in Sheerness for my sale. Is it possible to check a solicitor's record with the profession’s regulator?

You may review documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.

I inherited a 1 bedroom flat in Sheerness, conveyancing was carried out in 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Sheerness with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 50

With just 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.