I am one month into the sale of my house in Watnall and the estate agent has just e-mailed to say that the buyers are changing their property lawyer. The reason given is that the bank will only deal with solicitors on their approved list. Why would a leading mortgage company only engage with certain law firms rather the firm that they want to appoint to handle their conveyancing in Watnall ?

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

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. 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. Your buyers are unlikely to have any sway in the decision.

A relative informed me that in purchasing a property in Watnall there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are a number of properties in Watnall which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Watnall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am expecting a DIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Watnall solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Watnall solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

The formalities of my purchase has taken place for my property in Watnall. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Various online forums that I have come across warn that are the number one cause of stalling in Watnall conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Watnall.

My husband and I are novice buyers - had an offer accepted, yet the selling agent told us that the vendor will only proceed if we use their chosen conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Watnall

It is highly unlikely the owners are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you intend to use your preferred Watnall conveyancing solicitors - not the ones that will earn their estate agent a commission or meet his conveyancing thresholds demanded by head office.

Should one remove a departed person's details from the title register for a property in Watnall?

If a Watnall property is co-owned and one of the owners dies, the name will not immediately be removed from the Land Registry title. You are not required to amend the title as when it comes to a disposal you would simply be required to evidence why the co owner is not included in the contract, such as a grant of probate.

With a view to making things simpler in the future you may apply to have the deceased name removed from the title register by applying to the land registry with evidence of the death. There is no charge from the Registry for this service.