I am progressing with the sale of my maisonette in Woodford Green and the EA has just called to advise that the purchasers are changing their law firm. The excuse is that the lender will only engage with property lawyers on their approved list. Why would a major mortgage company only work with specific lawyers rather the firm that they want to select for their conveyancing in Woodford Green ?

Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lenders point to the increase in fraud by way of justification for the reduction – 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 says it is hearing daily from firms 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 not going to have any impact on this.

What does my ID and proof of funds have anything to do with my conveyancing in Woodford Green? Is this really warranted?

Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identification documents of the potential client they are dealing with before they can accept their conveyancing retainer. The Terms of Engagement that you need to sign should reaffirm this. Your lender will also require certain documents to be checked. Where you refuse to hand over identification documents, your solicitor would not be able to accept instructions from you.

The deeds to our house can not be found. The lawyers who conducted the conveyancing in Woodford Green 5 years ago no longer exist. Will I be able to sell the house?

Nowadays there are copies made of almost everything, and your conveyancer will be aware precisely where to find all the relevant documentation so you can purchase or sell your property without any difficulty. If copies are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Woodford Green is the location of the property. Can you offer any assistance?

Flying freeholds in Woodford Green 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 Woodford Green you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodford Green may determine 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.

My cousin has suggested that I instruct his conveyancing solicitors in Woodford Green. Should I use them?

Much as we are happy to recommend a Woodford Green conveyancing lawyer the best way to choose a conveyancing lawyer is to have guidance from friends or relatives who have actually experience in using the solicitor that you are are thinking of instructing.