I am selling my ground floor flat in Chantry and the estate agent has just e-mailed to say that the buyers are switching property lawyer. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. On what basis would a leading lender only deal with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Chantry ?

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 Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions blame a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say 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. The purchasers are not going to have any sway in the decision.

We are buying our first house. The conveyancing practitioner has messagedto enquire if we would like to take out supplemental conveyancing searches. We are really unsure what's recommended for conveyancing in Chantry

The extent of Chantry conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your familiarity of the area and risks, your general appetite to risk. What matters is that you adequately comprehend what information each search could supply. Then you can decide if you consider that you need that information. Where you are uncertain, ask your lawyer to provide guidance.

It is a dozen years since I acquired my property in Chantry. Conveyancing solicitors have now been instructed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could stored with the solicitor who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Chantry relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial property in Chantry?

Many commercial conveyancing solicitors in Chantry will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Chantry. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Chantry.

For each commercial conveyancing transaction in Chantry it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Chantry commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Chantry.

Please set a few of distinct benefits to choosing a high street conveyancing practitioner in Chantry

Home movers in Chantry choose a local conveyancing practitioner so that they can pop into the lawyer’s offices just in case they have questions, and to collect paperwork rather than run the risk of depending on the Royal Mail.

There is a marginal edge when using a property lawyer local to a property you are buying, due to the familiarity of the region and potential local issues - but this is moot. The majority of conveyancers conduct their work online and may be based anywhere.