I am nearing exchange of contracts for my ground floor flat in Enderby and the estate agent has just e-mailed to say that the buyers are appointing a new law firm. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. On what basis would a big named lender only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Enderby ?

Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been tightened 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. Some 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 buyers are not going to have any sway in the decision.

I used Wolstenholmes a few years ago for my conveyancing in Enderby. Now, I need my files but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Enderby of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Enderby. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Enderby

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Due to the input of my in-laws I had a survey completed on a property in Enderby prior to retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks may not grant a mortgage on a flying freehold premises.

It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Enderby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Enderby to see if the conveyancing costs will increase in light of this.

I need to instruct a conveyancing solicitor for residential conveyancing in Enderby. I've land on a web site which appears to be the perfect solution If there is a chance to get all this stuff done via web that would be preferable. Do I need to be concerned? What should out be looking out for?

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?