I am progressing with the sale of my ground floor flat in New Malden and the estate agent has just text me to say that the buyers are appointing a new conveyancer. The reason given is that the lender will only engage with property lawyers on their approved list. On what basis would a big named lender only work with specific solicitors rather the firm that they want to choose for their conveyancing in New Malden ?

UK lenders have always had panels of law firms they are content to work with, 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 represented them for many years.

Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. 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 buyers are not going to have any impact on this.

At what point will exchange of contracts take place for domestic conveyancing in New Malden and do I need to be at the solicitors branch?

If you are local to one of the conveyancing solicitors in New Malden you are invited in to sign documents. That being said, the firms we recommend provide a national conveyancing service and give as equally diligent and professional a job for you when dealing with you electronically. The executing of the contract is not when everything is set in stone. A signed contract is necessary for the solicitor to exchange contracts at the suitable time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in New Malden)to be in the office available at the end of the phone to exchange contracts.

I have todaybecome aware that Wolstenholmes have closed. They conducted my conveyancing in New Malden for a purchase of a leasehold apartment 12 months ago. How can I check that my home is in my name in the name of the former proprietor?

The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of New Malden conveyancing specialists.

Just had an offer accepted on a new build apartment in New Malden. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in New Malden

Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

My partner has encouraged me to use his conveyancers in New Malden. Should I find my own property lawyer?

There are no two ways about it the best way to choose a conveyancing practitioner is to get guidance from friends or family who have used the conveyancer that you are contemplating using.