I am one month into the sale of my house in Mayfield and the EA has just telephoned to warn that the buyers are switching conveyancer. The reason given is that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a big named lender only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Mayfield ?

UK lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say 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. Your buyers are not going to have any impact on this.

AssumingI were to purchase a straightforward propertyin Mayfield for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Mayfield?

The sole reduction in fees you would make on is the Mayfield conveyancing searches. Your is required to do the vast majority of work - money laundering, correspond with your sellers , SDLT submission, register the title etc. A slight saving might be made by not having to register a mortgage however it will not be significant.

How does conveyancing in Mayfield differ for new build properties?

Most buyers of new build or newly converted property in Mayfield approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because developers in Mayfield typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Mayfield or who has acted in the same development.

I decided to have a survey completed on a house in Mayfield ahead of appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor advised that some banks may refuse to give a mortgage on such a property.

It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Mayfield. Conveyancing may be slightly more expensive based on your lender's requirements.

Is it simple use your search app to choose a conveyancing solicitor in Mayfield on the approved list for my mortgage?

Step one is to select a mortgage company such as , or then choose your location for instance Mayfield. Conveyancing organisations in Mayfield and beyond will then be identified.