I am one month into the sale of my home in Waltham Forest and the estate agent has just text me to advise that the purchasers are appointing a new conveyancer. The reason given is that the lender will only engage with solicitors on their conveyancing panel. Why would a leading lender only work with certain law firms rather the firm that they want to select to handle their conveyancing in Waltham Forest ?

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

Banks blame a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal 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 not going to have any sway in the decision.

We are due to complete on the purchase of a property in Waltham Forest but as a result of wreckage from the recent storms I have was able negotiate reparation from the seller of £3k by way of a deduction in the price. This was going to be addressed as part of the conveyancing process however will not agree to this. Why were they involved?

Your being on the conveyancing panel is required to advise of any amendments to the purchase price. If you prohibit your to notify the price change to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Waltham Forest.

I require fast conveyancing in Waltham Forest as I have an ultimatum to exchange contracts inside one month. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?

As you are not getting a mortgage you have the choice not to do searches although no conveyancer would recommend that you don't. With lots of history conveyancing in Waltham Forest the following are instances of what can appear and therefore affect the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...

five months have elapsed following my purchase conveyancing in Waltham Forest completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My step-father has recommend that I instruct his conveyancers in Waltham Forest. Do I follow his advice?

There are no two ways about it the best way to choose a conveyancing lawyer is to seek guidance from friends or family who have previously instructed the solicitor that you are are thinking of instructing.