I am in the process of selling my flat in South Sutton and the EA has just text me to warn that the purchasers are changing their law firm. The excuse is that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with specific law firms rather the firm that they want to select to handle their conveyancing in South Sutton ?

UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. 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 purchasers are unlikely to have any sway in the decision.

My nephew is buying a new build apartment in South Sutton with a mortgage from RBS. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

How does conveyancing in South Sutton differ for newly converted properties?

Most buyers of new build premises in South Sutton contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because new home sellers in South Sutton 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 South Sutton or who has acted in the same development.

I am looking for a flat up to £305k and identified one close by in South Sutton I like with amenity areas and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in South Sutton for this price, so just wondered if I would be making a mistake buying a short lease?

If you need a home loan that many years will likely be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

In what way can the Landlord & Tenant Act 1954 impact my commercial offices in South Sutton and how can your lawyers assist?

The 1954 Act gives a safeguard to business tenants, granting the legal entitlement to apply to court for a new tenancy and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in South Sutton