I am selling my ground floor flat in Feltham and the estate agent has just e-mailed to warn that the buyers are swapping conveyancer. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only engage with certain solicitors rather the firm that they want to choose for their conveyancing in Feltham ?

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

Lenders justify this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened 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 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 buyers are unlikely to have any impact on this.

My wife and I are buying a newly built apartment in Feltham and my solicitor is telling me that she is duty bound to the mortgage company to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I have no desire to delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I'm remortgaging my primary home to a buy to let mortgage with National Westminster Bank and I will use the ballance of the raised equity as a down payment on a second house. The neighborhood we are talking about is Feltham. Will your conveyancers be able to act for both sets of mortgage companies and link together the transactions?

Do use our comparison tool on this site to ensure that the solicitors are on the appropriate lender panels. Having checked that they are your lawyer will be able to connect the two transactions but you should have a chat with you lawyer and make clear your desired outcome and needs.

What are your top tips when it comes to appointing a Feltham conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Feltham conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Feltham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the legal fees for lease extension work? How many lease extensions have they completed in Feltham in the last year?

I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Feltham conveyancing firm to assist?

Absolutely. We are happy to put you in touch with a Feltham conveyancing firm who can help.

An example of a Lease Extension decision for a Feltham residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired lease term was 82.93 years.

Been on the hunt for a conveyancing practitioner for freehold sale conveyancing in Feltham. We are selling, simple no mortgage to redeem, no hurry, no onward purchase. Received an estimate from a conveyancing practitioner for £1000 excluding VAT which is a tad expensive considering its so straightforward. Can I pay less for conveyancing in Feltham?

Considering it’s a sale only, £450 + VAT is likely to be about the cheapest for sale conveyancing in Feltham.