I am nearing exchange of contracts for my apartment in Callerton and the estate agent has just telephoned to say that the buyers are swapping law firm. I am told that this is due to the fact that the lender will only work with solicitors on their conveyancing panel. On what basis would a major mortgage company only deal with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Callerton ?

UK lenders have always had panels of law firms they are content to work with, 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 worked with them for many years.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal 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. Your buyers are not going to have any sway in the decision.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Callerton?

Many commercial conveyancing solicitors in Callerton will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Callerton. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Callerton.

For every commercial conveyancing transaction in Callerton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Callerton commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Callerton.

I'm purchasing a new build house in Callerton with a loan from Lloyds TSB Bank. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my lawyer about the deal as it may adversely affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Planning to complete next month on a studio apartment in Callerton. Conveyancing lawyers have said that they report fully on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Callerton should include some of the following:

Advice concerning the obligations in the lease to pay service charges - with regard to both the building, and the more general rights a leaseholder enjoys What you can do if a neighbour breaches a clause of their lease? What remedies are open the freeholder should you have breached the provisions of the lease? specifics of the parties to the lease, for example these could be the (you), superior lessor, landlord Repair and maintenance of the property

I am the registered owner of a studio flat in Callerton, conveyancing having been completed half a dozen years ago. 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? Corresponding flats in Callerton with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2087

With just 69 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

Are all Callerton legal practices on every bank conveyancing panel?

You can use our search tool or you can go into your local lender branch in Callerton. Chances are that they can recommend conveyancing solicitors in Callerton