I am six weeks into the sale of my home in Thamesmead and the estate agent has just telephoned to warn that the purchasers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a leading lender only deal with certain law firms rather the firm that they want to select for their conveyancing in Thamesmead ?

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

Lenders attribute this action to a rise in fraud by way of justification for the cull – criteria have been stiffened 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 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. Your buyers are unlikely to have any sway in the decision.

I have recentlydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Thamesmead for a purchase of a leasehold flat 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?

The quickest way to see if the premises is in your name, you can make 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 Thamesmead conveyancing specialists.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Thamesmead is where the house is located. Can you offer any guidance?

Flying freeholds in Thamesmead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Thamesmead you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thamesmead may ascertain 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.

Are there any apps to help identify a Thamesmead law firm on the Leeds Building Society conveyancing panel? I have wheels and am prepared to travel upto 10kilometers to meet the lawyer.

You can use the tool on this page. Please select a lender and your location and you will see a number of Thamesmead conveyancing lawyers located nearest you. We have listed some Thamesmead conveyancing firms at the bottom of this page and you can ring them to verify if they are on the Leeds Building Society panel

My wife and I accepted an offer on a Thamesmead bungalow we inherited 8 years ago in 2011. I have over twenty years conveyancing experience and, although retired, intend to conduct my own legal work. The buyer's property lawyer has informed me that their bank will not allow us to do our own conveyancing as they require the funds to be passed via a solicitor's bank account.

Lending requirements to solicitors from all mainstream lenders specify that If the seller is not legally represented the purchaser’s lawyers should check whether the lender needs to be informed so that a decision can be made as to whether they are willing to proceed.