I am nearing exchange of contracts for my maisonette in Tadley and the EA has just telephoned to warn that the buyers are switching conveyancer. The reason given is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a leading mortgage company only work with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Tadley ?

Banks have always had an approved set of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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.

I used Arc property Solicitors several years past for my conveyancing in Tadley. Now, I need my documents however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tadley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build apartment in Tadley. 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 conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Tadley

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I decided to have a survey completed on a property in Tadley ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies tend not grant a loan on such a property.

It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Tadley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tadley to see if the conveyancing costs will increase in light of this.

My husband and I are one month into a freehold purchase having been referred to solicitors by the estate agent to handle our conveyancing in Tadley. I am not happy. Could you help me find new conveyancers?

A lawyer would have to be very poor in order to consider changing them. Has the loan offer been issued? In the event that it has you must make them aware of the replacement conveyancer and ensure the loan are issued to the new lawyers. The conveyancer should be on the mortgage company panel to avoid escalating expenses and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Tadley