I am selling my home in Hackbridge and the EA has just telephoned to advise that the purchasers are switching property lawyer. The reason given is that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Hackbridge ?

Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose 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. The purchasers are not going to have any impact on this.

I have been told that property searches are the number one reason for obstruction in Hackbridge conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Hackbridge.

How does conveyancing in Hackbridge differ for newly converted properties?

Most buyers of new build residence in Hackbridge approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Hackbridge tend to acquire 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 Hackbridge or who has acted in the same development.

My father has suggested that I instruct his lawyers for conveyancing in Hackbridge. Should I find my own solicitor?

No doubt the best way to find a conveyancing lawyer is to seek referrals from friends or relatives who have actually previously instructed the solicitor you're contemplating using.

Is it necessary during the course of the conveyancing process to visit the offices of the bank conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Hackbridge as it will be easier to attend their offices if necessary.

Whereas this was necessary 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Hackbridge.