I am selling my apartment in Rochester and the EA has just text me to advise that the purchasers are switching law firm. The reason given is that the bank will only deal with property lawyers on their approved list. Why would a big named mortgage company only engage with certain law firms rather the firm that they want to select to handle their conveyancing in Rochester ?

Lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Lenders justify this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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. The purchasers are not going to have any impact on this.

This question may be naive but I am new to the home buying as FTB of a ground floor flat in Rochester. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in Rochester?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.

Completion of my purchase has taken place for my property in Rochester. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Rochester building society branch on numerous occasions and was told they are content with the situation and they would lend. My Rochester conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the conveyancer is on the bank panel, she or he must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

How easy is it to change solicitor as I have to find a firm on the HSBC Bank conveyancing list. I had appointed a family conveyancing solicitor in Rochester round the corner but he is not accepted by HSBC Bank

It would be our pleasure to help you select a conveyancing solicitor in Rochester on the HSBC Bank panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Rochester. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Rochester.

I need to appoint a conveyancing solicitor for some conveyancing in Rochester. I have land on a site which seems to have the ideal answer If it is possible to get all the legals completed via email that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Last March I purchased a leasehold flat in Rochester. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Rochester Leasehold Conveyancing - Examples of Questions you should consider before Purchasing

Is anyone aware of any major works on the horizon that will add a premium to the service fees? Many Rochester leasehold flats will have a service charge for maintenance of the block invoiced by the management company. Should you buy the property you will have to pay this liability, normally quarterly throughout the year. This may vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all likelihood there will be a rentcharge to be met annual, normally this is not a exorbitant sum, say around £25-£75 but you should to enquire as occasionally it can be surprisingly expensive. How much is the yearly maintenance fee and ground rent?