I am in the process of selling my home in Thornton Cleveleys and the EA has just e-mailed to say that the buyers are changing their law firm. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. On what basis would a big named lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Thornton Cleveleys ?

UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

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. Banks tend not to disclose 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. The buyers are not going to have any sway in the decision.

I am buying a property and the conveyancer has referenced Chancel Repair to which the house may be obligated to pay given it’s proximity to the area of such a church. She has recommended insurance. Is this really appropriate for conveyancing in Thornton Cleveleys

Unless a prior purchase of the premises completed after 12 October 2013 you may take it that solicitors delivering conveyancing in Thornton Cleveleys to remain recommending a chancel search and or chancel repair liability policy.

The estate agent has sent us the confirmation of our purchase of a new build flat in Thornton Cleveleys. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Thornton Cleveleys

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I opted to have a survey done on a property in Thornton Cleveleys before instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks will not issue a loan on this type of property.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Thornton Cleveleys. Conveyancing will be smoother if you use a solicitor in Thornton Cleveleys especially if they are accustomed to such properties in Thornton Cleveleys.

My husband and I are FTB’s - agreed a price, yet the estate agent informed us that the vendor will only move forward if we appoint their chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Thornton Cleveleys

We suspect that the seller is unaware of this request. Should the vendor require ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Contact the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you are going to instruct your own,trusted Thornton Cleveleys conveyancing firm - as opposed tothe ones that will earn their negotiator at the agency a introducer fee or meet his conveyancing figures set by HQ.