I am progressing with the sale of my house in Sandbach and the estate agent has just e-mailed to say that the buyers are switching conveyancer. I am told that this is due to the fact that the bank 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 choose to handle their conveyancing in Sandbach ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks 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 claims that 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 purchasers are unlikely to have any sway in the decision.

The housing market in Sandbach is hotting up. What can be done to speed up the buying process?

In a situation where you are under time constraints to exchange it is highly recommended that your solicitor is familiar with the location as they will benefit local contacts and insight. It is possible that they may have transacted previousproperties in the same road. You would be best advised to use a Sandbach conveyancing firm. In addition, double check that the lawyer is on the member panel. It is said that just under twenty per cent of Sandbach conveyancing deals are delayed or jeopardised after discovering a buyer’s lawyer was not on their mortgage lender’s panel. This can often result in the legal transfer of property being held up by an average of 21 days. It is believed that this issue impacts approximately 100,000 home sales annually. Almost all Sandbach conveyancing practices can not represent certain lenders so do check at the outset.

I used Arc property Solicitors a few years ago for my conveyancing in Sandbach. I now require my papers however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Sandbach of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build flat in Sandbach. Conveyancing is necessary evil 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 conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Sandbach

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I need to instruct a conveyancing practitioner in Sandbach for my house move. Is it possible to see a solicitor's record with the profession’s regulator?

One can read presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.