I am five weeks into the sale of my apartment in Stratford Upon Avon and the EA has just text me to advise that the buyers are changing their law firm. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. Why would a leading lender only deal with certain law firms rather the firm that they want to choose for their conveyancing in Stratford Upon Avon ?

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

Lending institutions attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 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 purchasers are unlikely to have any impact on this.

I am soon to exchange buying a house in Stratford Upon Avon but as a consequence of damage from some water damage at the property I have was able negotiate recompense from the owner of £3k taking the form of a reduction in the price. This was going to be addressed as part of a side agreement but Kent Reliance are not allowing this. Should they have been approached?

Any lawyer being on the Kent Reliance conveyancing panel is duty bound to advise Kent Reliance of any variations to the sale price. If you were to refuse your solicitor to report the reduction to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new solicitor for your conveyancing in Stratford Upon Avon.

We see that you have a search directory identifying law firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Stratford Upon Avon?

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

Is there a search tool that I can use to find out if the solicitor handling my conveyancing in Stratford Upon Avon is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Coventry Building Society thus spending £187.00 plus VAT in another set of legal bill.

Feel free to take advantage of the find a lender approved solicitor tool on this site. Pick the lender and type ‘Stratford Upon Avon’ or your location and you will be presented with a number of lawyer offices in Stratford Upon Avon or nearest you.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Stratford Upon Avon is the location of the property. Can you offer any guidance?

Flying freeholds in Stratford Upon Avon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stratford Upon Avon you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stratford Upon Avon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.