I am progressing with the sale of my home in Armthorpe and the estate agent has just e-mailed to advise that the purchasers are changing their law firm. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. Why would a major mortgage company only engage with certain law firms rather the firm that they want to choose for their conveyancing in Armthorpe ?

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 considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lending institutions point to the increase in fraud by way of justification for the reduction – 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 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.

Are you able to recommend a TSB accepted Armthorpe conveyancing conveyancer finish our house move within a very limited time frame? Would it be better to use a high street Armthorpe solicitor or a national conveyancer?

We can recommend some very good Armthorpe conveyancing firms. You can also walk up the main road in Armthorpe. Approach a couple of firms and request to see a conveyancing solicitor for a quote. Explain your deadline together with the reasons and ask for an assurance on speed. Choose the one that genuine.

About to purchase a new build flat in Armthorpe. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Armthorpe

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I'm remortgaging my existing property to a buy to let loan with Godiva Mortgages Ltd and intend to use the remaining equity as a down payment on further house. The neighborhood we are talking about is Armthorpe. Will your solicitors be able to act for the two lenders and link together the transactions?

Do use our search tool on this page to be sure that the conveyancers are approved by both banks. Having checked that they are your conveyancer should be able to connect the two transactions but you should talk with you conveyancer and make clear your expectations and needs.

We have had DIP from Halifax who suggested we could borrow up to £218k. At what point do we need to instruct a practitioner for conveyancing? Armthorpe is where we plan to move to.

It would be wise to instruct a conveyancing practitioner now so that the solicitor can open the ledger so they can do the AML checks etc. Once you wish them to start work you will be asked for a payment on account usually approximately £225. That would normally be once you have the loan offer from the lender and valuation back, but should you wish to speed matters you can get going quicker even though you may be risking some money.