I am selling my apartment in Holt and the estate agent has just text me to advise that the buyers are swapping property lawyer. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. Why would a big named lender only engage with certain solicitors rather the firm that they want to select for their conveyancing in Holt ?

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 Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal 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 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. Your buyers are unlikely to have any sway in the decision.

Do the conveyancing practitioners that are recommend carry out auction conveyancing in Holt?

There are a few auction practitioners we can put you in touch with those specialising in auction conveyancing. Holt is just one of hundreds of areas of in which our lawyers are based.

Having sold my house in Holt last August but the buyer keeps e-mailing daily complaining that her conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

After completion of your sale your solicitor is committed to send the transfer deeds and all additional paperwork to the purchaser's lawyers. If applicable, your lawyer should also send confirmation that the home loan has been discharged to the buyers conveyancers. There is unlikely to be post completion steps peculiar conveyancing in Holt.

Should our solicitor be making enquiries regarding flooding as part of the conveyancing in Holt.

Flooding is a growing risk for conveyancers specialising in conveyancing in Holt. Plenty of people will buy a house in Holt, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, but there are a various searches that can be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Holt. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine if the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers may also conduct an enviro search. This will higlight if there is any known flood risk. If so, more detailed inquiries will need to be carried out.

Do you have any top tips for leasehold conveyancing in Holt from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Holt can be avoided where you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information which will be required by the buyers’ solicitors.
In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Holt state that internal structural alterations or addition of wooden flooring calls for a licence from the Landlord consenting to such changes. Should you dont have the paperwork to hand do not communicate with the landlord without contacting your conveyancer in the first instance. Some Holt leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. Many landlords or Management Companies in Holt charge for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Holt.

Leasehold Conveyancing in Holt - Sample of Queries before Purchasing

How much is the maintenance charge and ground rent on the flat? How many of the leaseholders are in arrears for their maintenance charge payments? What restrictions exist in the Holt Lease?