I am progressing with the sale of my house in Leconfield and the estate agent has just e-mailed to warn that the purchasers are switching property lawyer. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Leconfield ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lending institutions point to the increase in fraud as the reason for the cull – 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. Some 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. The purchasers are unlikely to have any sway in the decision.

Me and my partner are purchasing our first property. Our conveyancer has contact usto enquire if we would like to purchase extra conveyancing searches. Frankly we are clueless as to what's necessary for conveyancing in Leconfield

The scope of Leconfield conveyancing searches should be triggered based entirely on the premises, the location, the possibility of any of these risks, your knowledge of the area and risks, your general approach to risk. What matters is that you properly appreciate what information each search could supply. Then you can make a decision if you consider that you need that information. If unsure, ask the conveyancing practitioner to offer guidance.

I opted to have a survey completed on a property in Leconfield ahead of instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some lenders may not give a mortgage on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you contact us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Leconfield. Conveyancing may be slightly more expensive based on your lender's requirements.

Am I best advised to choose a Leconfield conveyancing practitioner in close proximity to the house I am buying? We have a good friend who can carry out the legal formalities but they are based 300kilometers drive away.

The primary upside of using a high street Leconfield conveyancing firm is that you can visit the firm to sign documents, present your ID and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and the majority were happy that should surpass using an unfamiliar Leconfield conveyancing solicitor just because they are Leconfield based.

There are only 68 years unexpired on my flat in Leconfield. I am keen to get lease extension but my landlord is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the freeholder. For most situations a specialist would be useful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the application to the County Court covering Leconfield.

Leconfield Leasehold Conveyancing - Examples of Questions you should ask before buying

Who manages the block? What is the the remaining lease term? It is important to be aware whether redecorating or some other major work is anticipated to be shared between the leasehold owners and may well dramatically increase the the maintenance charges or necessitate a one off invoice.