I am in the process of selling my ground floor flat in Sandy and the estate agent has just called to say that the buyers are changing their law firm. The excuse is that the lender will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only engage with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Sandy ?

Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks blame a rise in fraud by way of justification for the pruning – criteria have been tightened 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 claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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 unlikely to have any sway in the decision.

We are a couple about to exchange contracts for a freehold house in Sandy. We have hit a snag. The mortgage offer with runs out on but the vendors are suggesting a completion date of . Is it possible to prolong the mortgage offer?

The person best placed to deal with your concern is your lawyer who should calculate if he or she is corresponding with the bank, owner’s lawyers, estate agents or possibly all parties based on the history of your house move as of today.

I own a freehold residence in Sandy yet pay rent, why is this and what is this?

It is rare for properties in Sandy and has limited impact for conveyancing in Sandy but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

When it comes to lenders such as , do Sandy incur an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I am purchasing a property in Sandy. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender be concerned?

As your lender is your lawyer must comply with the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for . The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and are required to report to where a lease fails to comply with these provisions. The conditions relate to the installation of panels on properties countrywide and is not restricted to Sandy.

The formalities of my purchase has taken place for my property in Sandy. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases 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.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sandy. Conveyancing is a frightening process 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 conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Sandy

Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.