I am selling my ground floor flat in Moelfre and the EA has just e-mailed to say that the buyers are swapping property lawyer. I am told that this is due to the fact that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a big named lender only work with specific lawyers rather the firm that they want to select to handle their conveyancing in Moelfre ?

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 Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. 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. Plenty of firms 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 sway in the decision.

Are the BSA planning on creating a searchable register to list solicitors on the conveyancing panel for example in Moelfre?

We have not been informed any plans on the part of the BSA to promote such a search facility.

My partner and I are downsizing from our home in Moelfre and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Moelfre. Having lived in Moelfre for 5 years we know of no issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

My father has encouraged me to appoint his conveyancers in Moelfre. Should I use them?

Much as we are happy to recommend a Moelfre conveyancing lawyer the best way to select a conveyancing solicitor is to seek feedback from friends or relatives who have previously instructed the solicitor you're contemplating using.

I inherited a 1 bedroom flat in Moelfre, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Moelfre with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 50

With only 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.