I am in the process of selling my apartment in Coombe Dingle and the EA has just e-mailed to warn that the purchasers are switching property lawyer. The reason given is that the bank will only deal with solicitors on their approved list. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Coombe Dingle ?

Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lenders blame a rise in fraud as the reason for the pruning – criteria have been narrowed 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 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.

I am purchasing a right to buy a flat in Coombe Dingle. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Coombe Dingle 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 Coombe Dingle.

How does conveyancing in Coombe Dingle differ for new build properties?

Most buyers of new build premises in Coombe Dingle come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because developers in Coombe Dingle typically buy 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 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 used to new build conveyancing in Coombe Dingle or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Coombe Dingle is the location of the property. Can you offer any assistance?

Flying freeholds in Coombe Dingle are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Coombe Dingle you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coombe Dingle may decide 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.

How difficult is it to swap conveyancer as I need to select one who is on the conveyancing list. I had appointed a family conveyancing solicitor in Coombe Dingle round the corner but the firm is not approved by

We will our best to assist in finding you a conveyancing solicitor in Coombe Dingle on the panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Coombe Dingle. In making use of the find a conveyancing solicitor tool on this site, you can contrast costs for conveyancing solicitors in Coombe Dingle and beyond.