I am progressing with the sale of my apartment in Alexandra Park and the EA has just text me to warn that the purchasers are switching property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a big named lender only work with certain law firms rather the firm that they want to select to handle their conveyancing in Alexandra Park ?

Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Banks point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. 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. Plenty of firms 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. Your buyers are not going to have any impact on this.

I own a freehold residence in Alexandra Park yet invoiced for rent, why is this and what is this?

It is rare for properties in Alexandra Park and has limited impact for conveyancing in Alexandra Park but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

We previously instructed conveyancers based in Alexandra Park on the Barclays solicitor approved list. They have just billed me a further amount for handling the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer can charge a fee for this. This charge is not set by Barclays but by your Alexandra Park conveyancing practitioner. Some firms on the Barclays panel will charge ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.

My husband and I are in the throws of looking at houses in Alexandra Park and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Yorkshire BS.

It would be prudent to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are getting a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.

The formalities of my purchase has taken place for my property in Alexandra Park. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Due to the advice of my in-laws I had a survey completed on a house in Alexandra Park in advance of retaining solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders may not give a mortgage on a flying freehold house.

It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Alexandra Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Alexandra Park to see if the conveyancing will be more expensive.

I have been recommended by a couple of local selling agents in Alexandra Park to get a quote from a property lawyer on your site. What’s the financial inducement for Estate Agents to market your services rather than a competitor’s?

We don’t offer any financial incentive for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.