I am progressing with the sale of my maisonette in Warwick and the estate agent has just text me to advise that the purchasers are changing their property lawyer. The reason given is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a major mortgage company only deal with specific lawyers rather the firm that they want to select for their conveyancing in Warwick ?

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

Lenders justify this action to a rise in fraud as the reason for the pruning – criteria have been tightened 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 claims that 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. The purchasers are not going to have any sway in the decision.

It is is a decade since I purchased my property in Warwick. Conveyancing lawyers have now been instructed on the sale but I can't locate the deeds. Will this cause complications?

Don’t worry too much. Firstly there is a possibility that the deeds will be kept by your mortgage company or they may still be with the conveyancers who acted in the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Warwick relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

Various web forums that I have come across warn that are the main cause of hinderance in Warwick conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Warwick.

I decided to have a survey done on a house in Warwick before appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some lenders may refuse to issue a mortgage on such a property.

It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Warwick. Conveyancing may be slightly more expensive based on your lender's requirements.

What makes your site different to alternative internet conveyancing brokers for conveyancing in Warwick?

At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Warwick. As opposed to estate agents and brokerage sites we do not operate commission arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the most commission, as opposed to the best value conveyancing in Warwick