I am in the process of selling my ground floor flat in St Paul's Cray and the estate agent has just telephoned to warn that the purchasers are swapping solicitor. The reason given is that the lender will only work with property lawyers on their conveyancing panel. Why would a major lender only deal with specific law firms rather the firm that they want to select for their conveyancing in St Paul's Cray ?

Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies attribute this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. 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 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 unlikely to have any sway in the decision.

I am planning to acquire a house and require a conveyancing solicitor in St Paul's Cray who is on the HSBC Bank conveyancing. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for HSBC Bank in certain locations such as St Paul's Cray. We dont recommend any particular firm.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in St Paul's Cray?

Two types of professional can perform conveyancing in St Paul's Cray namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or purchase of property. They are both duty bound to carry out St Paul's Cray conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that all requisite procedures will be suitably attended to.

I have paid off my mortgage with Lloyds. I assume I don't need a St Paul's Cray property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my St Paul's Cray bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My St Paul's Cray conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their specific requirements. I have no idea who is right.

The conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I decided to have a survey completed on a property in St Paul's Cray before instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks will not give a loan on such a premises.

It varies from the lender to lender. Lloyds has different instructions from Halifax. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in St Paul's Cray. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in St Paul's Cray to see if the conveyancing costs will increase in light of this.

My husband and I are new on the property ladder - agreed a price, yet the estate agent informed us that the seller will only move forward if we use their preferred lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street solicitor who is accustomed to conveyancing in St Paul's Cray

It is unlikely the owners are behind this. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you intend to use your preferred St Paul's Cray conveyancing lawyers - not the ones that will provide the negotiator at the agency a introducer fee or achieve conveyancing figures demanded by HQ.