I am nearing exchange of contracts for my maisonette in Mill Hill and the estate agent has just called to advise that the buyers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. Why would a major lender only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Mill Hill ?

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

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been narrowed 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. Your buyers are unlikely to have any sway in the decision.

I am intent on selling our home in Mill Hill and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing practice rather than a conveyancing solicitor in Mill Hill. Having lived in Mill Hill for 5 years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

How does conveyancing in Mill Hill differ for newly converted properties?

Most buyers of new build residence in Mill Hill approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Mill Hill 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 conveyancing solicitors 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 used to new build conveyancing in Mill Hill or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a property in Mill Hill ahead of instructing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to give a mortgage on such a property.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can investigate further 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 Mill Hill. Conveyancing may be slightly more expensive based on your lender's requirements.

I today plan to offer on a house that seems to be perfect, at a great figure which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Mill Hill. Conveyancing advisers have not yet been instructed. Will they explain the issues?

The majority of houses in Mill Hill are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Mill Hill in which case you should be looking for a Mill Hill conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer will advise you fully on all the issues.

Mill Hill Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

Who takes responsibility for maintaining and repairing the building? How many of the leaseholders are in arrears for their service charge payments? How much is the service charge and ground rent on the flat?