I am progressing with the sale of my apartment in Caterham and the estate agent has just text me to warn that the purchasers are swapping conveyancer. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a leading mortgage company only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Caterham ?

Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose 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 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 buyers are not going to have any sway in the decision.

How does conveyancing in Caterham differ for new build properties?

Most buyers of new build or newly converted property in Caterham contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Caterham tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Caterham or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Caterham is the location of the property. Is there any guidance you can impart?

Flying freeholds in Caterham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Caterham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caterham may ascertain 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 premises.

Planning to complete next month on a garden flat in Caterham. Conveyancing solicitors inform me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Caterham should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Ground rent - what is payable and when is collected, and also know whether this is subject to change Does the lease prevent you from letting out the flat, or having a home office for business How long the lease is. You should be advised as what happens when the lease ends, and aware of the importance of the 80 year mark Whether your lease has a provision for a reserve account for major repairs?

I have had difficulty in seeking a lease extension in Caterham. Can this matter be resolved via the Leasehold Valuation Tribunal?

Absolutely. We can put you in touch with a Caterham conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Caterham premises is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case related to 3 flats. The unexpired lease term was 75 years.

What do I do if I am not happy with the solicitor who conducted our conveyancing in Caterham?

Occasionally the level of service you receive is not as you expect, and unfortunately occasionally things do go wrong. That being said there is recourse if you were dissatisfied with your conveyancing in Caterham. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain aggrieved you may consider enlisting the help of the Legal Ombudsman.