I am in the process of selling my house in Gravesend and the estate agent has just called to warn that the purchasers are changing their solicitor. The reason given is that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Gravesend ?

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

Lenders attribute this action to a rise in fraud by way of justification for the pruning – 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 being contacted daily by practices 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. Your purchasers are not going to have any sway in the decision.

I am hoping to complete my purchase in Gravesend next Monday. My lawyer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not specific to conveyancing in Gravesend.

We see that you have a search directory listing solicitors on the Santander conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Gravesend?

We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gravesend.

It has been 3 months following my purchase conveyancing in Gravesend concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Are there any compelling benefits to instructing a high street conveyancing practitioner in Gravesend

Home movers in Gravesend choose a nearby high street lawyer so that they can visit in the event that they have questions, and to sign paperwork rather than run the risk of relying on the post.

One could argue that there exists a slight benefit in opting for a conveyancer nearby to a premises you are planning to purchase, due to the knowledge of the region and possible local concerns - however this is debatable. Many conveyancers are now online and may be any place in the world.