I am nearing exchange of contracts for my apartment in Holborn and the estate agent has just called to say that the purchasers are changing their conveyancer. The excuse is that the lender will only engage with solicitors on their approved list. Why would a big named lender only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Holborn ?

Banks have always had panels of law firms that can represent them, 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 many years.

Lenders point to the increase in fraud as the reason 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 says 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 buyers are unlikely to have any sway in the decision.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial property in Holborn?

Its becoming the norm that commercial conveyancing solicitors in Holborn will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Holborn. The report sets out 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 Holborn.

For every commercial conveyancing transaction in Holborn it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Holborn commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Holborn.

Are there restrictive covenants that are commonly identified as part of conveyancing in Holborn?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Holborn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How can the Landlord & Tenant Act 1954 impact my business property in Holborn and how can you help?

The particular law that you refer to provides a safeguard to business lessees, granting the dueness to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Holborn is one of the numerous areas of the UK in which our lawyers have offices

Due to complete next month on a garden flat in Holborn. Conveyancing lawyers have said that they report fully within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Holborn should include some of the following:

The physical ownership of the demise. This may be the apartment itself but may incorporate a roof area or cellar if applicable. What options are open to you if a neighbour breaches a clause of their lease? Setting out your legal entitlements in relation to the communal areas in the block.For example, does the lease permit a right of way over an accessway or hallways? You should know if the lease allows you to add or upgrade aspects of the property- you should be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is required

Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Holborn. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the amount due.

An example of a Lease Extension decision for a Holborn residence is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case was in relation to 1 flat. The unexpired term as at the valuation date was 66.8 years.