I am selling my maisonette in Banstead and the estate agent has just called to advise that the buyers are appointing a new property lawyer. The reason given is that the mortgage company will only work with solicitors on their approved list. On what basis would a major lender only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Banstead ?

Lenders have always had panels of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Lenders blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. 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. 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 buyers are unlikely to have any impact on this.

Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Banstead I like with open areas and transport links nearby, however it's only got 61 remaining years left on the lease. I can't really find anything else in Banstead suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

I am looking into buying my first house which is in Banstead and I am already nervous. I couldn't find anything specific about Banstead. Conveyancing will be needed in due course but do you know about the Banstead area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Banstead. In the meantime here are some basic statistics that we found

In my capacity as executor for the estate of my aunt I am selling a residence in Neath but reside in Banstead. My solicitor (based 300 kilometers from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Banstead who can witness this legal document for me?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Banstead

Please can you refer me to a good Banstead solicitor for buying an apartment? A work colleague recommended one but their estimate was £1150 for a 175k property. That seems high. The bank will be Nottingham.

LenderPanel.com is limited to being a directory service for solicitors who want to be listed as being on the approved conveyancing panel for Nottingham in certain areas such as Banstead . Our intention is not to recommend any specific conveyancer.