I am selling my house in Waltham Forest and the EA has just telephoned to warn that the purchasers are changing their law firm. The excuse is that the lender will only engage with solicitors on their conveyancing panel. On what basis would a major lender only work with certain law firms rather the firm that they want to appoint to handle their conveyancing in Waltham Forest ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lending institutions point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. 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 being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise 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 unlikely to have any sway in the decision.

We are acquiring our first property. The solicitor has calledto see if we would like to order additional conveyancing searches. Frankly we are clueless as to what's appropriate for conveyancing in Waltham Forest

The quantity and type of Waltham Forest conveyancing searches depends primarily on the property, the location, the possibility of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What is important is that you adequately appreciate what information each search could supply. You may then make a decision if you personally think you need that search. If uncertain, ask the lawyer to offer guidance.

Why is leasehold purchase conveyancing in Waltham Forest is more expensive?

Waltham Forest leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

is it true that all Waltham Forest solicitor firms on the Clydesdale conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

We had selected conveyancing lawyers based in Waltham Forest on the Nationwide solicitor approved list. They have just billed me a supplemental charge for handling the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. This charge is not dictated by Nationwide but by your Waltham Forest conveyancer. Numerous firms on the Nationwide panel will charge an ‘acting for lender’ fee and others do not.

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

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have todayfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Waltham Forest for a purchase of a freehold house 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Waltham Forest conveyancing specialists.