I am nearing exchange of contracts for my apartment in Hartford and the estate agent has just e-mailed to warn that the purchasers are swapping law firm. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. 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 Hartford ?

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 worked with them for over 25 years.

Mortgage companies blame a rise in fraud by way of justification 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 says it is being contacted daily by practices 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 not going to have any sway in the decision.

Should commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Hartford?

Its becoming the norm that commercial conveyancing solicitors in Hartford will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Hartford. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hartford.

For every commercial conveyancing transaction in Hartford it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Hartford commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Hartford.

I am buying a new build flat in Hartford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Hartford

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. There must be mutual enforceability of lessee’s covenants.

I opted to have a survey done on a property in Hartford ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to grant a mortgage on such a house.

It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hartford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hartford to see if the conveyancing costs will increase in light of this.

Why am I unable to complete my conveyancing in Hartford on Good Friday?

This is due to the fact that on completion the funds will be transferred electronically between the banks of the buyer and owner’s solicitor and at present this can only take place on a working day. It is not possible to complete on a saturday or sunday either.