I am in the process of selling my maisonette in Barrowden and the EA has just text me to advise that the purchasers are switching conveyancer. The excuse is that the bank will only engage with solicitors on their conveyancing panel. On what basis would a leading mortgage company only deal with certain solicitors rather the firm that they want to appoint for their conveyancing in Barrowden ?

Lenders have always had panels of law firms they are content to work with, but in the past few 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 25 years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some 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. The purchasers are unlikely to have any impact on this.

My Barrowden conveyancer has spotted an inconsistency when comparing the information in the home valuation survey and what is in the legal papers for the property. My lawyer says that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

we are a couple who are hoping to buy a newly converted apartment in Barrowden with a mortgage from National Westminster Bank.We like our Barrowden conveyancing practitioner but National Westminster Bank says she’s not listed on their approved list of member firms. We have to appoint a National Westminster Bank panel solicitor or keep our local solicitor and fork out for a National Westminster Bank panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan issued to you is subject to its terms and conditions, one of which will be that lawyers will be on the National Westminster Bank approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 National Westminster Bank

I am looking to sell my property. My past conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Barrowden if that affects matters.

Do use our search tool to help you choose a solicitor for your conveyancing in Barrowden. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I own a leasehold house in Barrowden. Conveyancing and Accord Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Barrowden who acted for me is not around. Any advice?

First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Barrowden conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Barrowden Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying

Is the freehold owned jointly by the tenants? Is anyone aware of any major works in the near future that will add a premium to the service fees? The majority of Barrowden leasehold properties will be liable to pay a service charge for the upkeep of the block levied on behalf of the management company. If you acquire the apartment you will have to pay this contribution, normally quarterly throughout the year. This could differ from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a ground rent to be met annual, this is usually not a exorbitant figure, say about £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds.