I am in the process of selling my apartment in Armthorpe and the EA has just text me to advise that the purchasers are changing their solicitor. The reason given is that the mortgage company will only work with solicitors on their approved list. Why would a major lender only work with certain law firms rather the firm that they want to select to handle their conveyancing in Armthorpe ?

Mortgage companies have always had an approved set of law firms that can act for them, but in the past few 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 more than 15 years.

Mortgage companies point to the increase 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 claims that 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 buyers are not going to have any impact on this.

Would the conveyancing solicitors that are recommend handle auction conveyancing in Armthorpe?

We know of a number of niche practitioners we can connect you with those who can conduct auction conveyancing. Armthorpe is one of hundreds of areas of where our lawyers cover.

We are planning to purchase with Loughborough BS. I dropped in a few local practices but am unable to find a Armthorpe conveyancing firm on the Loughborough BS approved list. Can you help?

You should make the most of the search tool on this page. Please choose the building society and type Armthorpe or your location and you will discover a number of lawyer based in Armthorpe or by proximity to you.

I am buying a new build flat in Armthorpe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Armthorpe

Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

How does the Landlord & Tenant Act 1954 affect my business property in Armthorpe and how can you help?

The 1954 Act provides security of tenure to commercial lessees, granting the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Armthorpe is one of our many locations in which our lawyers are based