I am progressing with the sale of my apartment in Whiteley and the estate agent has just e-mailed to say that the buyers are changing their property lawyer. The excuse is that the lender will only deal with property lawyers on their approved list. On what basis would a leading mortgage company only work with specific law firms rather the firm that they want to choose for their conveyancing in Whiteley ?

Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. 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. 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 unlikely to have any sway in the decision.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Whiteley is where the house is located. Can you offer any assistance?

Flying freeholds in Whiteley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Whiteley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whiteley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Should I be concerned that 3rd parties that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Whiteley conveyancing practice?

As is the case with lots of service providers, often recommendations from relatives can be worth their weight in gold. But there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders may put forward solicitors to appoint. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the discretion to select your preferred lawyer. You need to be aware that most mortgage providers operate an approved list of solicitors you have to use for the lender related work in your house move.

I need to find a conveyancing solicitor for some conveyancing in Whiteley. I happened to chance upon a web site which looks to be the ideal offering If it is possible to get all this stuff done via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Why do I have to send my lawyer with numerous items of ID before I can commence with my conveyancing in Whiteley?

Whiteley conveyancers are required by the Law Society, SRA, the Land Registry and current AML Regulations to certify that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and DOB.