I am in the process of selling my ground floor flat in Kelvedon and the estate agent has just called to advise that the buyers are swapping law firm. The reason given is that the mortgage company will only work with property lawyers on their approved list. Why would a major mortgage company only work with specific solicitors rather the firm that they want to choose to handle their conveyancing in Kelvedon ?

Mortgage companies have always had panels of law firms that can act for them, 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 worked with them for more than 15 years.

Mortgage companies blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose 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. 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 purchasers are not going to have any sway in the decision.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to instruct a Kelvedon based conveyancing firm?

You should check but the the likelihood is that allocate you one of their panel solicitors where you take up the "fee-free" deal. Call the bank and check if they make available a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Kelvedon.

I require fast conveyancing in Kelvedon as I am faced with pressure to exchange contracts inside 3 weeks. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not taking a home loan you have the choice not to have searches conducted although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Kelvedon the following are examples of issues that can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...

Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who dealt with the conveyancing in Kelvedon 4 years ago are no longer around. Will I be able to sell the house?

Nowadays there are duplicates made of almost everything, and your conveyancer will know precisely where to look for all the suitable paperwork so you may buy or dispose of your property without any difficulty. Where copies can’t be found, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on the property.

I am buying a leasehold property in Kelvedon. Conveyancing quotes are coming in at around £two thousand. Is that reasonable?

The average fee in 2014 for conveyancing in Kelvedon was £1,419 not including SDLT and Land Registry charges.