I am in the process of selling my maisonette in Witham and the estate agent has just e-mailed to warn that the purchasers are changing their law firm. The reason given is that the lender will only engage with solicitors on their approved list. On what basis would a major lender only work with specific lawyers rather the firm that they want to choose for their conveyancing in Witham ?

UK lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies attribute this action to a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. 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 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 not going to have any sway in the decision.

Are you able to suggest a Accord Mortgages Ltd allowed Witham conveyancing lawyer finish our home move within a very limited time frame? Am I best advised to unstruct a local Witham solicitor or a nationwide comparison site?

We can recommend some very good Witham conveyancing firms. You can also walk up the main road in Witham. Visit two or three law practices and request to see a conveyancing solicitor for a quote. Mention your requirements together with the reasons and get an assurance on speed. Choose the lawyer that appears most efficient.

Should our conveyancer be raising questions concerning flooding during the conveyancing in Witham.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Witham. There are those who buy a property in Witham, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a various checks that can be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Witham. The standard property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to determine if the property has historically flooded. In the event that the property has been flooded in past and is not revealed by the seller, then a purchaser may commence a legal claim for losses as a result of such an incorrect reply. A buyer’s solicitors will also carry out an environmental report. This should indicate if there is any known flood risk. If so, additional investigations should be carried out.

How can the Landlord & Tenant Act 1954 impact my business property in Witham and how can you help?

The 1954 Act gives security of tenure to business tenants, granting the dueness to make a request to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Witham

My brother has urged me to use his conveyancers in Witham. Do I take his guidance?

There are no two ways about it it’s preferable to find a conveyancing lawyer is to seek recommendations from friends or relatives who have actually previously instructed the conveyancer you're are thinking of instructing.