I am one month into the sale of my ground floor flat in Heathrow and the EA has just called to advise that the purchasers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. Why would a big named lender only work with specific solicitors rather the firm that they want to select for their conveyancing in Heathrow ?

Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies point to the increase in fraud by way of justification for the reduction – 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 claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. The buyers are not going to have any impact on this.

Can you explain why leasehold purchase conveyancing in Heathrow costs more?

The conveyancing charges on a leasehold property in Heathrow is often higher as compared to a freehold residence. This is because there is an amount of extra investigations necessary in dealing with the landlord and managing agents to obtain information about whether the rent and maintenance fee have been discharged and whether there are any major works due in the foreseeable future on repairs or maintenance of the block.

The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Heathrow 10 years ago have long since closed. What are my options?

These day there are copies made of almost everything, and your solicitor should be aware exactly where to locate all the appropriate paperwork so you may purchase or sell your property without a hitch. If duplicates are not available, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.

Due to the input of my in-laws I had a survey completed on a house in Heathrow before instructing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders will not grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Heathrow. Conveyancing may be slightly more expensive based on your lender's requirements.

I'm buying a flat in Heathrow. I have found my conveyancer's company on the CLC list, but I can't locate my lawyer's name as listed on the regulator's website. Should I be concerned?

Not every individual in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unlicensed staff.