I am progressing with the sale of my apartment in Stratford Upon Avon and the EA has just telephoned to advise that the buyers are swapping property lawyer. The reason given is that the bank will only work with property lawyers on their approved list. Why would a major mortgage company only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Stratford Upon Avon ?

Banks have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 purchasers are not going to have any sway in the decision.

Our god-son is purchasing a newly built flat in Stratford Upon Avon with a mortgage from Leeds Building Society. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have todaybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Stratford Upon Avon for a purchase of a freehold house 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?

The easiest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Stratford Upon Avon conveyancing specialists.

My cousin has recommend that I instruct his conveyancing solicitors in Stratford Upon Avon. Should I choose my own conveyancer?

Much as we are happy to recommend a Stratford Upon Avon conveyancing lawyer the best way to find a conveyancing practitioner is to have recommendations from friends or family who have actually used the firm you're are thinking of instructing.

Is it the case that all Stratford Upon Avon law firms on every lender conveyancing panel?

You can use our search tool or you can drop into your high street bank branch in Stratford Upon Avon. the probability is that they can recommend conveyancing solicitors in Stratford Upon Avon