I am nearing exchange of contracts for my house in Hamworthy and the estate agent has just called to say that the buyers are switching property lawyer. The reason given is that the lender will only engage with solicitors on their approved list. Why would a leading mortgage company only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Hamworthy ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Mortgage companies blame a rise in fraud as the reason 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 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. Your purchasers are unlikely to have any impact on this.

Do the Building Society Association intend to launch a search tool with a view to list firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Hamworthy?

We would not expect to be advised of any intention on the part of the BSA to promote such a tool.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Hamworthy is where the house is located. Is there any advice you can impart?

Flying freeholds in Hamworthy are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hamworthy you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hamworthy may decide 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 premises.

I am downsizing from my property. My former lawyers has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Hamworthy if that affects matters.

You should use our search tool to help you find a solicitor for your conveyancing in Hamworthy. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

Am I best advised to use a Hamworthy conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can carry out the legal work but his firm is located 400kilometers away.

The primary upside of using a local Hamworthy conveyancing firm is that you can attend the office to execute documents, hand in your identification documents and pester them if necessary. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that must outweigh using an unknown Hamworthy conveyancing lawyer just because they are round the corner.