I am in the process of selling my home in Hackbridge and the estate agent has just text me to advise that the buyers are swapping property lawyer. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a major lender only deal with certain solicitors rather the firm that they want to select to handle their conveyancing in Hackbridge ?

Lenders have always had panels of law firms they are content to work with, but in the last 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 25 years.

Banks attribute this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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. 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. The purchasers are not going to have any sway in the decision.

I do hope you can assist me. My Hackbridge solicitor is advising me that he is legally obliged toconduct Hackbridge conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Hackbridge conveyancing searches.

Do I need to be wary about brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Hackbridge conveyancing company?

As with lots of service providers, often input from relatives can be very helpful. Yet there are many players in a conveyancing transaction; estate agents, financial adviser and lenders might all suggest conveyancers to appoint. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the recommendation. You have the right to select your preferred conveyancer. You need to be aware that many lenders specify a panel list of law firms you are obliged to use for the lender related work in your conveyancing.

Am I best advised to instruct a Hackbridge conveyancing lawyer based in the vicinity that I am hoping to buy? An old friend can handle the conveyancing however they are based 400kilometers drive away.

The benefit of a high street Hackbridge conveyancing firm is that you can pop in to execute paperwork, present your ID and pester them if necessary. They will also have local insight which is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and in the main were impressed that must surpass using an unknown Hackbridge conveyancing solicitor solely due to them being round the corner.

I am hoping to exchange soon on a basement flat in Hackbridge. Conveyancing lawyers have said that they will have a report out to me tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Hackbridge should include some of the following:

Where does the liability rest for repairing the window frames Where does the liability rest to repair and maintain the main walls and foundations. It is important for you to know which party is duty bound to repair and maintenance of every part of the building You should be advised what counts as a Nuisance as far as the lease is concerned The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Ground rent - how much and what the invoice dates are, and be on notice if this will change in the future

Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Hackbridge. Can this matter be resolved via the Leasehold Valuation Tribunal?

Absolutely. We can put you in touch with a Hackbridge conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Hackbridge premises is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case related to 2 flats. The remaining number of years on the lease was 72 years.