I am selling my home in Wednesfield and the estate agent has just text me to advise that the buyers are appointing a new property lawyer. The reason given is that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with certain solicitors rather the firm that they want to appoint for their conveyancing in Wednesfield ?

UK lenders have always had panels of law firms that can represent them, but in the last 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.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 sway in the decision.

I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to instruct a Wednesfield based conveyancing firm?

Do check but the chances are that allocate you one of their panel lawyers should you take up the "fee-free" offer. Call the lender and ask if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Wednesfield.

I have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Wednesfield for a purchase of a leasehold flat 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The easiest way to check if the premises is in your name, 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 Wednesfield conveyancing specialists.

I was pointed in your direction by numerous selling agents in Wednesfield to choose a solicitor using your seach tool. What’s the financial upside for Estate Agents to offer your lawyers over and above alternative conveyancing organisations?

We refuse to give any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

Is it true that a Wednesfield conveyancing company got sued by clients for not carrying out comprehensive conveyancing investigations?

Our attention has not be brought to such a Wednesfield conveyancing claim but it has been reported that, a couple purchasing a house elsewhere in England successfully won a case against their lawyer due to development plans to build a wind farm failing to be picked up in conveyancing searches.

If you are thinking of buying a home in Wednesfield It is important that your conveyancer carry out all Wednesfield conveyancing searches required to ensure you have accurate and up to date information ahead of purchasing a property.