I am selling my ground floor flat in Formby and the estate agent has just telephoned to say that the buyers are changing their law firm. The reason given is that the mortgage company will only work with property lawyers on their approved list. Why would a big named lender only work with specific law firms rather the firm that they want to choose for their conveyancing in Formby ?

UK lenders have always had panels of law firms that can act for them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lenders point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. 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 buyers are not going to have any impact on this.

I am need of leasehold conveyancing for an apartment in a relatively new development (seven years built) in Formby. The vast majority the appartments have already been sold. Is it really necessary to order neighbourhood searches for my conveyancing in Formby?

Conveyancing Searches are a critical link in the Formby conveyancing process. There are a large number of search providers conducting Formby conveyancing searches, as well straight from the local authority. These are known collectively as personal search providers due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.

What is the first thing I need to know regarding purchase conveyancing in Formby?

Not many law firms shout this from the rooftops but conveyancing in Formby and elsewhere in is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the ownership transfer. For instance, the vendor, property agent and sometimes the lender. Selecting a solicitor for your conveyancing in Formby is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to act in your legal interests and to keep you safe.

We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you must always trust your solicitor ahead of all other players in the conveyancing process.

I am looking for a ground for flat up to £195,000 and found one round the corner in Formby I like with open areas and transport links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Formby suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

In sourcing the web for the phrase on line conveyancing in Formby it brings up many conveyancerslocally. With so much choice what is the best way to find the right solicitor for me?

The preferential way of seeking a suitable conveyancer is through a personal recommendation, so enquire of friends and family who have bought a property in Formby or a respected estate agent or mortgage broker. Fees for conveyancing in Formby differ, so it's a good idea to request at least four costs illustrations from different property lawyers. Be sure to secure confirmation that the fees are fixed.