I am 4 weeks into the sale of my apartment in Royston and the EA has just e-mailed to say that the buyers are appointing a new solicitor. I am told that this is due to the fact that the lender will only deal with property lawyers on their approved list. On what basis would a leading mortgage company only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Royston ?

Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Banks point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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. Plenty of firms 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 impact on this.

Can your site be used to locate a Conveyancing solicitor in Royston even where I’m not purchasing or selling a house, for instance where I wish to buy a shop in Royston with a mortgage from ?

Our comparison service is predominantly there to find domestic conveyancing solicitors in Royston but we have set out at the end of this page a few Royston commercial conveyancing firms. You should enquire with the firm directly to see if they are also authorised to represent

My husband and I intend to purchase a newbuild flat in Royston with a mortgage from .We have a Royston conveyancing solicitor but says her practice is not listed on their approved list of member firms. we are left little option but to use a panel firm or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that use our lawyer?

Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that solicitors needs to be on the conveyancing panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for

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 should have been a simple, chain free conveyancing. Royston is the location of the property. Is there any guidance you can give?

Flying freeholds in Royston 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 Royston you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Royston may ascertain 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 residence.

My partner has encouraged me to instruct his conveyancing solicitors in Royston. Should I use them?

There are no two ways about it the ideal way to choose a conveyancing lawyer is to seek guidance from friends or family who have experience in using the firm you're considering.