I am one month into the sale of my flat in Brandesburton and the EA has just called to advise that the buyers are swapping law firm. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only work with specific lawyers rather the firm that they want to select for their conveyancing in Brandesburton ?

UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lenders blame a rise in fraud as the reason for the reduction – 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 says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. Your purchasers are not going to have any sway in the decision.

My uncle passed away last year and as sole heir and executor I was left the house in Brandesburton. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?

Where you plan to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.

The deeds to our house are lost. The lawyers who dealt with the conveyancing in Brandesburton 10 years ago have long since closed. What are my next steps?

In today’s world there are duplicates made of almost everything, and your lawyer should know exactly where to look for all the appropriate documentation so you can buy or dispose of your house without any difficulty. Where copies are not available, your conveyancer can arrange cover in the form of insurance or indemnities against possible claims on your property.

About to purchase a new build flat in Brandesburton. 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 questions that you should expect your new-build leasehold conveyancing in Brandesburton

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. Please confirm the Lease plans are architect prepared. 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend lawyers offering fixed fees for commercial conveyancing in Brandesburton for under 2k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Brandesburton, including the sale and acquisition of businesses as well as simply premises. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the fees these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or call so as to enable us to supply you with a fixed commercial conveyancing calculation.