I am progressing with the sale of my maisonette in Belper and the EA has just called to say that the purchasers are swapping property lawyer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. On what basis would a major mortgage company only work with certain law firms rather the firm that they want to appoint for their conveyancing in Belper ?

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 Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Banks attribute this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say 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. Plenty of firms 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 buyers are unlikely to have any sway in the decision.

A friend informed me that in buying a property in Belper there may be various restrictions limiting what one can do in terms of external changes to a property. Is this right?

We are aware of anumerous of properties in Belper which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Belper should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Nottingham have agreed my mortgage in principle, my offer on a property in Belper has been accepted, what are the next steps?

Your estate agent will need to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s panel). Telephone Nottingham or your financial adviser and finalise any appropriate paperwork. Nottingham will instruct a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Nottingham will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Belper.

I have finally had an offer on a flat in Belper agreed to, the sellers do nevertheless have a connected purchase. The sellers have offered on a property, but it’s not yet tied up, and have viewings of other properties booked. I have instructed a high street conveyancing solicitor in Belper. What do I do now? When do I get the mortgage application with Lloyds started?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Belper conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Lloyds conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a rising market many buyers will apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Belper.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Belper. Conveyancing is a frightening process 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.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Belper

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.

In what way can the Landlord & Tenant Act 1954 affect my commercial property in Belper and how can your lawyers assist?

The particular law that you refer to affords protection to commercial leaseholders, giving them the a statutory right to apply to court for a new tenancy and continue in occupation 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 complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Belper

Why do I have to supply my solicitor with a list of items of ID before they can proceed with my conveyancing in Belper?

Belper conveyancers are required by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering Regulations to certify that the have checked the identity of their clients. It is also sometimes a condition of your bank where you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, NI number and DOB.