I am progressing with the sale of my maisonette in Aldershot and the EA has just text me to say that the purchasers are changing their property lawyer. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. On what basis would a leading lender only work with certain lawyers rather the firm that they want to choose for their conveyancing in Aldershot ?

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

Mortgage companies blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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. The purchasers are not going to have any impact on this.

Completed the sale of my flat in Aldershot last August but the buyer keeps SMS messaging every few hours to moan that their solicitor needs to hear from mylawyer. What should my lawyer have done now that I have sold?

Following your house sale your conveyancer is duty bound to send the transfer deeds and all additional paperwork to the purchaser's lawyers. Where appropriate, your solicitor must also send confirmation that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion requirements just for conveyancing in Aldershot.

Please help - my lawyer advises that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Aldershot?

The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between and . Conveyancing practitioners as opposed to members of the public take out such policies.

I happen to be the sole recipient of my late mum's will with all property in now in my sole name, including the house in Aldershot. Conveyancing formalities meant that the Land Registry date was in . I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in . Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many mortgage companies would take a practical view as this requirement is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

I recently had an offer agreed on a house in Aldershot. My mortgage broker suggested a . I paid an on account payment of £225. A couple of days later, the contacted me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Is it possible to change conveyancer as I need to instruct a firm on the conveyancing panel. I instructed a local conveyancing solicitor in Aldershot five minutes from me but he is not accepted by

It would be our pleasure to assist you find a conveyancing solicitor in Aldershot on the panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Aldershot. In making use of search facility on this site, you can contrast costs for conveyancing solicitors in Aldershot and beyond.

As a leasehold owner I am liable for a maintenance fee for my ground floor flat in Aldershot. Due to redundancy and personal issues I fell behind with payments. I negotiated a payment plan but there is still three grand outstanding as of today.

I want to dispose of the property and I am nervous that this could hold me back if I have to pay off the arrears now. I'd like to sell up and subsequently pay them back with the completion monies - is this viable?

The undertaking your Aldershot sale will hopefully be in a position to negotiate with the management company, and agree with them whether or not they would accept payment from completion monies. Here is indicative of why it might be good to choose a in Aldershot as they may well enjoy an open line of communication with the parties.