I am nearing exchange of contracts for my maisonette in Alperton and the EA has just text me to warn that the purchasers are swapping law firm. The reason given is that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a big named lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Alperton ?

Banks have always had panels of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been narrowed 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 claims that it is being contacted daily by practices 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 purchasers are unlikely to have any sway in the decision.

We are purchasing a property and need a conveyancing solicitor in Alperton who is on the UBS conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Alperton.

I am helping my mother sell her flat in Alperton. Will the conveyancer arrange the EPC or should I organise this?

After the demise of HIPs, energy assessments was retained a mandatory part of selling a property. An energy assessment needs to be to hand prior to the property being advertised. This is not as aspect of the sale process that conveyancers ordinarily arrange. If you are instructing a Alperton conveyancing solicitor they might help arrange energy performance certificates due to their relationships with reputable local accredited person

Can you help - my lawyer advises that lack of planning permission insurance is required on my purchase. What is the level of cover for Alperton conveyancing?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

I was told three weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Alperton is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

I decided to have a survey done on a property in Alperton ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks may not grant a mortgage on a flying freehold house.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Alperton. Conveyancing may be slightly more expensive based on your lender's requirements.

What does commercial conveyancing in Alperton cover?

Alperton conveyancing for business premises covers a broad array of services, offered by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.