I am progressing with the sale of my maisonette in Bottesford and the estate agent has just telephoned to say that the purchasers are switching solicitor. I am told that this is due to the fact that the mortgage company will only work with solicitors on their approved list. On what basis would a big named lender only engage with certain lawyers rather the firm that they want to choose to handle their conveyancing in Bottesford ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. 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. 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. Your buyers are unlikely to have any impact on this.

Do all mortgage companies provide you with an approved list of Bottesford conveyancing solicitors? How do you know who is on the conveyancing panel?

Bottesford conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

Do commercial conveyancing searches reveal impending roadworks that may impact a commercial estate in Bottesford?

Many commercial conveyancing solicitors in Bottesford will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Bottesford. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bottesford.

For every commercial conveyancing transaction in Bottesford it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Bottesford commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Bottesford.

I need to find a conveyancing solicitor for purchase conveyancing in Bottesford. I happened to chance upon a web site which looks to be the perfect offering If it is possible to get all this stuff completed via email that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I today plan to offer on a house that appears to be perfect, at a reasonable price which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Bottesford. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Bottesford ?

Most houses in Bottesford are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Bottesford so you should seriously consider shopping around for a Bottesford conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should advise you fully on all the issues.