I am nearing exchange of contracts for my apartment in East Riding Villages and the EA has just text me to advise that the buyers are changing their law firm. The reason given is that the mortgage company will only deal with solicitors on their approved list. Why would a leading mortgage company only work with specific lawyers rather the firm that they want to select to handle their conveyancing in East Riding Villages ?

Lenders have always had panels of law firms that can represent them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lenders point to the increase in fraud as the reason for the pruning – 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 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 not going to have any impact on this.

I used Arc property Solicitors several years ago for my conveyancing in East Riding Villages. Now, I need the files but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Riding Villages of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in East Riding Villages differ for newly converted properties?

Most buyers of new build premises in East Riding Villages come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in East Riding Villages typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in East Riding Villages or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a property in East Riding Villages prior to retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some lenders may not grant a loan on a flying freehold property.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in East Riding Villages. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I are four weeks into a freehold purchase having been recommend to conveyancers by the estate agent to handle our conveyancing in East Riding Villages. I am not happy. Could you you assist me in finding new solicitors?

A conveyancer would have to be very poor to suggest replacing them. Has your loan offer been generated? In the event that it has you need to make them aware of the new solicitor and ensure the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid supplemental charges and complications. So that should be your first question of the new solicitors. Our search tool will help you find a bank approved lawyer for your home move in East Riding Villages