I am in the process of selling my ground floor flat in Blakenhall and the estate agent has just called to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Blakenhall ?

UK lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been stiffened 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. 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 not going to have any impact on this.

Are the BSA planning on creating a search tool with a view to list practices on the Norwich and Peterborough Building Society conveyancing panel for instance in Blakenhall?

We would not expect to be advised of any plans on the part of the BSA to develop such a register.

I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Blakenhall? or I am told that there is historic law that could mean that owners of property living in a parish church boundary may be liable to contribute towards repairs towards the chancel within the church. Is this appropriate for conveyancing in Blakenhall?

Unless a prior acquisition of the premises completed post 12 October 2013 you may assume that solicitors carrying out conveyancing in Blakenhall to remain recommending a chancel search and or insurance against a claim.

Are there any apps to assist me to locate a Blakenhall law firm on the Accord Mortgages Ltd conveyancing panel? I have wheels and am willing to travel upto 10miles to meet the lawyer.

Feel free to make use of the facility on this website. Please choose the mortgage company and your location and you will see a number of Blakenhall conveyancing lawyers located nearest you. We have listed some Blakenhall conveyancing firms towards the end of this page and you can ring them to check if they are on the Accord Mortgages Ltd panel

We're first time buyers - agreed a price, yet the selling agent told us that the vendor will only go ahead if we appoint their chosen lawyers as they need an ‘expedited deal’. We would rather use a local conveyancer used to conveyancing in Blakenhall

We suspect that the owner is unaware of this request. Should the owner want ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are genuine buyers (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you are going to use your preferred Blakenhall conveyancing solicitors - not the ones that will earn the estate agent a referral fee or meet his conveyancing thresholds set by senior management.