I am progressing with the sale of my ground floor flat in Caister On Sea and the estate agent has just text me to warn that the buyers are swapping property lawyer. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. Why would a major lender only engage with certain law firms rather the firm that they want to choose for their conveyancing in Caister On Sea ?

Mortgage companies have always had an approved set of law firms that can act for them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Banks point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. 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 being contacted daily by practices 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.

Can your site be used to locate a Conveyancing solicitor in Caister On Sea even where I’m not buying or disposing of a house, for instance if I wish to buy an office in Caister On Sea with a mortgage from Halifax?

Our comparison service is mainly there to find residential conveyancing solicitors in Caister On Sea but we have set out towards the end of this page a selection of Caister On Sea commercial conveyancing firms. You should enquire with the company directly to see if they can also act for Halifax

I have justbecome aware that Stirling Law have closed. They carried out my conveyancing in Caister On Sea for a purchase of a leasehold flat 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Caister On Sea conveyancing specialists.

We are one month into a residential purchase having been directed to conveyancers by the estate agent to execute conveyancing in Caister On Sea. I am am very dissatisfied with the quality of service. Can you help me find new lawyers?

They would have to be really poor in order to consider diss instructing them. Has the loan offer been generated? In the event that it has you will need to make them aware of the replacement conveyancer and ensure the mortgage documents are re-issued. Your solicitor ideally should be on the banks panel to avoid supplemental fees and frustration. That should be your starting point. The search tool should assist you in finding a lender approved solicitor for your conveyancing in Caister On Sea

I’m about to sell my basement flat in Caister On Sea. Conveyancing lawyers have not yet been instructed, but I have recently had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal as all rents and maintenance payments will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I inherited a 1 bedroom flat in Caister On Sea, conveyancing was carried out in 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Caister On Sea with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2088

With 63 years left to run we estimate the premium for your lease extension to range between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.