I am selling my home in Swanage and the estate agent has just e-mailed to say that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. On what basis would a leading mortgage company only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Swanage ?

UK lenders have always had panels of law firms that can act for them, but in the past few 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 over 25 years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. 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. Plenty of firms 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 impact on this.

Please could you vouch for a Bank of Scotland allowed Swanage conveyancing solicitor who can have us moved in within two weeks? Would it be better to use a high street Swanage practice or a factory type conveyancer?

We can recommend some very good Swanage conveyancing firms. You can also walk up the high street in Swanage. Approach some well established law practices and request to speak with a conveyancing solicitor for a costs illustration. Explain your time frames together with the reasons and ask for a commitment on your deadline. Appoint the lawyer that appears most efficient.

I know that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a house in Swanage? or I am told that there is a law dating back centuries that means some house owners living in a parish church boundary will be compelled to pay for repairs towards the chancel in proximity to the church. Is this appropriate for conveyancing in Swanage?

Unless a prior purchase of the house took place post 12 October 2013 you can assume that solicitors delivering conveyancing in Swanage to remain recommending a chancel search and or chancel repair liability insurance.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one near me in Swanage I like with open areas and station nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Swanage suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the remaining unexpired lease term will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I'm purchasing a flat in Swanage. I have found my conveyancer's company on the Law Society's list, but I can't see my conveyancer's name as listed on the regulator's website. Should I be concerned?

Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unlicensed staff.