I am in the process of selling my house in Ash and the estate agent has just called to say that the buyers are changing their property lawyer. The reason given is that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with certain law firms rather the firm that they want to appoint for their conveyancing in Ash ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Banks blame a rise 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 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 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.

Why do I have to pay up front for my conveyancing in Ash?

If you are buying a property in Ash your lawyer will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. When the down payment is payable against the total price then this will be required immediately prior to exchange of contracts. Any further balance that is due should be transferred shortly before completion.

I am looking for a leasehold apartment up to £195,000 and found one close by in Ash I like with a park and transport links in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Ash suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

Are there any apps to assist me to locate a Ash solicitor on the Aldermore conveyancing panel? I have a car and am willing to travel upto 25kilometers to meet the solicitor.

You can use the tool on this website. Please pick a mortgage company and your location and you will see a number of Ash conveyancing lawyers located nearest you. We have detailed some Ash conveyancing firms towards the end of this page and you can contact them to check if they are on the Aldermore member panel

How do I find a Ash conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 25kilometers to attend the solicitor.

Feel free to make use of the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Ash and you will see a number of lawyer located nearest Ash. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.