I am selling my flat in Hatch and Old Basing and the EA has just text me to warn that the purchasers are appointing a new property lawyer. The reason given is that the lender will only work with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with specific solicitors rather the firm that they want to select to handle their conveyancing in Hatch and Old Basing ?

Lenders have always had an approved set of law firms they are willing to work with, but in recent 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.

Lenders justify this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 being contacted daily by practices that have been removed from panels. Some 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 buyers are not going to have any impact on this.

How up to date is your search tool for Hatch and Old Basing conveyancing solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?

Hatch and Old Basing conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.

My husband and I have arranged the release of further monies on our mortgage from Coventry BS as we wish to carry out improvements to our house in Hatch and Old Basing. Are we obliged to choose a high street Hatch and Old Basing solicitor on the Coventry BS conveyancing panel to deal with the legals?

Coventry BS would not normally require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.

I have paid off my mortgage with RBS. I assume I don't need a Hatch and Old Basing property lawyer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

Coventry BS have agreed my mortgage in principle, my bid on a house in Hatch and Old Basing has been accepted, what happens next?

The property agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Contact Coventry BS or the financial adviser and finalise any outstanding paperwork. Coventry BS will sellect a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a week to get a mortgage offer. Coventry BS will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hatch and Old Basing.

I require quick conveyancing in Hatch and Old Basing as I have a deadline to complete in less than 3 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?

As you are not obtaining a home loan you have the choice not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Hatch and Old Basing the following are examples of what can appear and adversely affect market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

About to purchase a new build apartment in Hatch and Old Basing. Conveyancing is daunting 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 conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hatch and Old Basing

Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.