I am nearing exchange of contracts for my ground floor flat in Bognor Regis and the EA has just telephoned to say that the purchasers are switching law firm. The excuse is that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a big named lender only deal with specific lawyers rather the firm that they want to appoint for their conveyancing in Bognor Regis ?

UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lenders attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed 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 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 sway in the decision.

I am considering applying for a UBS mortgage for purchase of a new build (under development) in Bognor Regis with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am helping my niece sell her flat in Bognor Regis. Will the conveyancing solicitor order the EPC or it is for the seller to see to?

Following the demise of Home Packs, energy performance certificates became a mandatory element of selling a property. An EPC needs to be commissioned in advance of the property being placed on the market. This is not something that law firms normally organise. Where you are instructing a Bognor Regis conveyancing lawyer they might help arrange EPC’s given their contacts with long established Bognor Regis assessors

It is unclear whether my bank requires a lease extension. I have called my Bognor Regis bank branch on numerous occasions and was advised it wasn't an issue and they will lend. My Bognor Regis conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The property lawyer must comply with the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being pedantic. The Bognor Regis solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I require expedited conveyancing in Bognor Regis as I am faced with pressure to sign on the dotted line inside 4 weeks. Luckily I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?

If.Given you are not obtaining a home loan you have the choice not to have searches carried out although no law firm would suggest that you don't. With plenty of history conveyancing in Bognor Regis the following are instances of issues that can be revealed and therefore impact market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Bognor Regis is where the house is located. Can you shed any light on this issue?

Flying freeholds in Bognor Regis are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bognor Regis you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bognor Regis 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 property.