I am nearing exchange of contracts for my ground floor flat in Childs Hill and the EA has just e-mailed to warn that the buyers are appointing a new law firm. The excuse is that the bank will only deal with solicitors on their conveyancing panel. Why would a major mortgage company only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Childs Hill ?

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

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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. Some 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 unlikely to have any sway in the decision.

We were going to get a DIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Childs Hill solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Childs Hill solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I recently had an offer accepted on a house in Childs Hill. My mortgage broker pressured me to appoint their . I paid an upfront payment of £200. Not long after, the contacted me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Intending to buy a apartment in Childs Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Childs Hill is on the conveyancing panel.

How does conveyancing in Childs Hill differ for newly converted properties?

Most buyers of new build property in Childs Hill come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Childs Hill tend to acquire the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Childs Hill or who has acted in the same development.

Helen (my wife) and I may need to let out our Childs Hill 1st floor flat for a while due to taking a sabbatical. We instructed a Childs Hill conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Your lease governs the relationship between the landlord and you the flat owner; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Childs Hill do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

Leasehold Conveyancing in Childs Hill - Examples of Queries before buying

What is the name of the managing agents? How many of the leaseholders are in arrears for their service charge payments?

How and when do I cover the costs of stamp duty chargeable for my Childs Hill property purchase?

Most s tend to fill out a stamp duty return on your behalf as part of your Childs Hill purchase transaction for signature. On completion your will submit the Land Transaction application to the Inland Revenue and - assuming they have the funds - discharge any Stamp Duty payable for you.