I am nearing exchange of contracts for my maisonette in Winsford and the estate agent has just called to say that the buyers are changing their solicitor. The excuse is that the mortgage company will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Winsford ?

Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies 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 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. The purchasers are unlikely to have any impact on this.

My lawyer has discovered a a legal deficiency with the lease for the property we are purchasing in Winsford. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our property lawyer has advised that he must ensure that the bank is willing to move forward with this solution. Who is the client here, us or the lender?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. The appropriate lender requirements have to be complied with.

Are the BSA intent on creating a search tool with a view to to identify law firms on the Loughborough BS conveyancing panel for example in Winsford?

We are not aware of any intention on the part of the BSA to develop such a search facility.

I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Winsford? or Apparently there is an ancient law that could mean that homeowners residing in a parish church boundary will be compelled to pay for maintenance to the chancel within the church. Is this relevant for conveyancing in Winsford?

Unless a previous acquisition of the premises took place post 12 October 2013 you could assume that lawyers handling conveyancing in Winsford to remain recommending a chancel search and or chancel repair liability insurance.

I need to retain a conveyancing solicitor for freehold conveyancing in Winsford. I've chance upon a web site which looks to be the ideal answer If there is a chance to get all this stuff done via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?