I am in the process of selling my house in Berkhamsted and the estate agent has just e-mailed to advise that the purchasers are appointing a new solicitor. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a big named lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Berkhamsted ?

Banks have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 not going to have any sway in the decision.

My wife and I are purchasing a newly built flat in Berkhamsted and my lawyer is telling me that she is duty bound to the bank to disclose incentives from the developer. The Estate Agents are hassling me to sign contracts and I don't want to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your . A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

My bank has recommended a law firm on their panel based in Berkhamsted but I would rather choose a conveyancing lawyer in Berkhamsted or nearer to where I live. Can you help?

Far from all Berkhamsted conveyancing firms are listed all lender’s conveyancing panel. Use the above search tool to locate a Berkhamsted conveyancing firm on the on the bank panel.

I am selling our property in Berkhamsted and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing outfit rather than a conveyancing solicitor in Berkhamsted. We have lived in Berkhamsted for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Berkhamsted is where the house is located. Can you shed any light on this issue?

Flying freeholds in Berkhamsted are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Berkhamsted you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Berkhamsted may decide 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 residence.