I am selling my flat in Enfield Town and the EA has just text me to say that the purchasers are appointing a new law firm. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. On what basis would a big named mortgage company only work with specific solicitors rather the firm that they want to choose for their conveyancing in Enfield Town ?

Mortgage companies have always had an approved set 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 many years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. 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 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 impact on this.

Please could you recommend a Bank of Ireland sanctioned Enfield Town conveyancing lawyer finish our house move within under 3 weeks? Would it be better to use a high street Enfield Town conveyancer or a national conveyancer?

We can recommend some very good Enfield Town conveyancing firms. Another option is to visit the high street in Enfield Town. Approach a couple of law practices and request to see a conveyancing solicitor for a costs illustration. Explain your deadline together with the reasons and get an assurance on speed. Select the one that appears most efficient.

Can I be sure that the Enfield Town conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Enfield Town obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your conveyancing.

The formalities of my purchase has taken place for my property in Enfield Town. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

About to purchase maisonette in Enfield Town. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS 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 Enfield Town property lawyer is on the RBS conveyancing panel.

Just had an offer accepted on a new build apartment in Enfield Town. Conveyancing is necessary evil 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.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Enfield Town

Please confirm the Lease plans are architect prepared. 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. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Our conveyancing in Enfield Town completes this Friday, however the sellers I am buying from wishes to move out the next day at noon. Do I accept this?

Where you need a bank loan then your conveyancer will demand that the property isvacant on Friday - the bank will demand it.