I am 4 weeks into the sale of my flat in Bispham and the estate agent has just called to say that the purchasers are switching property lawyer. I am told that this is due to the fact that the mortgage company will only work with solicitors on their approved list. Why would a major lender only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Bispham ?

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 considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Banks point to the increase in fraud by way of justification 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. 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. The purchasers are unlikely to have any impact on this.

At what point can the exchange of contracts occur in domestic conveyancing in Bispham and do I need to be at the conveyancers branch?

If you are near to our conveyancing solicitors in Bispham you are welcome to attend to sign contracts. However, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide just as detailed and professional a job for you when communicating with you by post or email. The executing of the purchase agreement is not the critical part. A signed contract simply enables the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bispham)to be in the office at the appropriate time.

I am buying a new build flat in Bispham. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Bispham you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bispham.

I require expedited conveyancing in Bispham as I have pressure to exchange contracts inside one month. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are not taking a mortgage you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Bispham the following are instances of issues that can show up and adversely impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...

Just had an offer accepted on a new build apartment in Bispham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bispham

Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.