I am progressing with the sale of my flat in Stanwell and the EA has just telephoned to advise that the purchasers are swapping law firm. The excuse is that the bank will only deal with property lawyers on their approved list. On what basis would a leading lender only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in Stanwell ?

Lenders have always had panels of law firms that can act for them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Banks blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 unlikely to have any impact on this.

Why is leasehold purchase conveyancing in Stanwell is more expensive?

The conveyancing fees on a leasehold property in Stanwell is inevitably more expensive than on a freehold property. This is because there is an amount of extra investigations necessary in dealing with the landlord and managing agents to collate the information concerning whether the rent and maintenance fee have been cleared and whether there are any major works due in the foreseeable future on repairs or maintenance of the block.

I have been recommended a conveyancing solicitor in Stanwell. I I would like to check if they are accepted on the Norwich and Peterborough Building Society conveyancing panel. Could you help?

You should e-mail your solicitor and ask them if they are on the lender panel. Otherwise please get in touch with Norwich and Peterborough Building Society who may be able to assist.

What can a local search reveal concerning the house I am buying in Stanwell?

Stanwell conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Stanwell conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

I'm refinancing my primary home to a buy to let loan with Platform Home Loans Ltd and intend to use the remaining equity as a down payment on another property. The neighborhood we are talking about is Stanwell. Will your conveyancers be able to act for both sets of mortgage companies and tie in the two deals?

Make use of our search tool on this page to check that the lawyers are on the appropriate lender panels. On the basis that they are your conveyancer should be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and make clear your desired outcome and requirements.