I am selling my ground floor flat in Bedford Park and the estate agent has just e-mailed to advise that the purchasers are switching property lawyer. The reason given is that the mortgage company will only engage with property lawyers on their approved list. Why would a major lender only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Bedford Park ?

Banks have always had an approved set of law firms that can act for them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Banks attribute this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. 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 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.

Would the conveyancing practitioners identified via your search tool execute auction conveyancing in Bedford Park?

We know of a number of niche solicitors we can connect you with those specialising in auction conveyancing. Bedford Park is one of hundreds of locations in which our lawyers cover.

We see that you have a search directory identifying firms on the Lloyds conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Bedford Park?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bedford Park.

About to purchase a new build apartment in Bedford Park. Conveyancing is necessary evil 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 legal work.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bedford Park

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Bedford Park is the location of the property. Can you shed any light on this issue?

Flying freeholds in Bedford Park are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedford Park you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedford Park may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.