I am in the process of selling my maisonette in Brewood and the estate agent has just called to advise that the buyers are switching conveyancer. The reason given is that the lender will only deal with property lawyers on their approved list. Why would a major mortgage company only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Brewood ?

Banks have always had panels of law firms that can represent them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened 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 being contacted daily by practices 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. The purchasers are not going to have any sway in the decision.

I have given 8 weeks notice to my current landlord and have to leave my rented property in Brewood by . Conveyancing for my house purchase has just started. How realistic is it to complete in 5 weeks as I wish to avoid having to move into short term accommodation?

It is unwise to provide notice on a rental unless exchange of contracts has taken place. If you have not already done so, contact to your solicitor and request that they seek the assistance the other lawyers, try to a target completion date that everyone will look towards

I purchased my house on 12 July and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Brewood said it will be recorded inside ten days. Are properties in Brewood particularly slow to register?

There is nothing unique about conveyancing in Brewood registration formalities. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. Currently approximately 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration takes place after the new owner is living at the premises thus an expedited registration is not always primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.

Just had an offer accepted on a new build flat in Brewood. 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 conveyancing.

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

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Brewood is where the house is located. Can you shed any light on this issue?

Flying freeholds in Brewood are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brewood you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brewood may ascertain 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 property.