I am selling my house in Old Coulsdon and the EA has just telephoned to warn that the buyers are swapping solicitor. The excuse is that the bank will only engage with solicitors on their conveyancing panel. On what basis would a major mortgage company only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Old Coulsdon ?

Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Banks point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. No lender will say 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 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 unlikely to have any sway in the decision.

I have given 8 weeks notice to my current landlord and have to be out of my rented flat in Old Coulsdon by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in six weeks as don't want to have to move into short term accommodation?

Generally one should not serve notice for your letting until you have exchanged. If you have not previously done so, update to your solicitor and ask them to they apply pressure on the owners solicitors, try to a target completion date that everyone will work towards

My wife and I purchasing a end of terrace house in Old Coulsdon. The intention is to carry out an extension to the side at the house.Will legal investigations on the property include enquiries to see if these alterations are permitted?

Your property lawyer should check the registered title as conveyancing in Old Coulsdon will on occasion identify restrictions in the title deeds which prohibit certain works or require the consent of a 3rd party. Certain additions require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

Can I be sure that the Old Coulsdon conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Old Coulsdon obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your conveyancing.

I currently have a mortgage with Co-operative for my property in Old Coulsdon. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?

Your original mortgage agreement with Co-operative will provide that you need their approval prior to renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.

Just had an offer accepted on a new build flat in Old Coulsdon. Conveyancing is daunting 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.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Old Coulsdon

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 unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

My husband and I are 18 days into a residential purchase having been directed to a firm by the estate agent to perform conveyancing in Old Coulsdon. I am am extremely disappointed with the level of service. Could you help me find new conveyancers?

A conveyancer would have to be really bad to suggest changing them. Has the mortgage offer been issued? If so you must inform them of the new contact details and ensure the offer are re-issued. Your conveyancer should be on the lenders panel to avoid supplemental charges and complications. That should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a lender approved solicitor for your conveyancing in Old Coulsdon