I am one month into the sale of my home in Bardsley and the estate agent has just called to advise that the purchasers are switching property lawyer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. Why would a major lender only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Bardsley ?

UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lending institutions blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say 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. The purchasers are not going to have any sway in the decision.

I require conveyancing for a flat in a relatively new development (6 years built) in Bardsley. The vast majority the appartments are already occupied. Is it strictly necessary to order local searches as part of conveyancing in Bardsley?

You are opening yourself up to an unnecessary risk in refusing to carrying out Bardsley conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that your solicitor conducts them. Where timings and expenses are primary concerns you should consider with your lawyer about the options such as contingency insurance available to you

I am assisting my mother sell her property in Bardsley. Does the conveyancer order an energy assessment or do I organise this?

After the abolition of Home Information Packs, EPC’s became a required element of moving property. An energy assessment needs to be to hand before the property is put on the market. This is not a task that lawyers ordinarily arrange. If you are using a Bardsley conveyancing practitioner they might be willing to arrange energy assessments given their relationships with long established Bardsley accredited person

My bid for a property was accepted at auction in Bardsley. Conveyancing is needed. What happens now?

Having exchanged you will need to retain a conveyancing practitioner as a matter of urgency as you are faced with a tight a fixed date to complete the transaction. All auction property will have a bespoke auction pack. This will include most,if not all of the paperwork that your solicitor will need. In the case of leasehold property the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should hand this to the solicitor working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.

Does a directory service exist listing Kent Reliance panel solicitors in Bardsley on the Building Society Association’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings viewable over the internet. Where you are in need of a Bardsley property lawyer on the Kent Reliance please make the most of our tool.

It has been 3 months following my purchase conveyancing in Bardsley concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. 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 premises 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Bardsley is where the house is located. Can you offer any assistance?

Flying freeholds in Bardsley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bardsley you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bardsley may determine 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 property.