I am selling my house in Chaddesden and the estate agent has just e-mailed to say that the buyers are switching law firm. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Chaddesden ?

Lenders 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 considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. 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 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 unlikely to have any sway in the decision.

My wife and I are purchasing a brand new duplex in Chaddesden and my conveyancer is informing me that she has to the lender to disclose incentives from the seller. I am under pressure to exchange contracts and I would rather not delay deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Chaddesden?

There are two types of lawyers who can carry out conveyancing in Chaddesden namely licenced conveyancers or solicitors. The two can provide conveyancing services that required to complete the sale or purchase of property. They are both duty bound to execute Chaddesden conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that the requisite steps should be suitably attended to.

We are buying a 4 bedroom semi-detached house in Chaddesden. We would like to carry out an extension to the side at the house.Will legal work on the property involve enquiries to determine if these works are permitted?

Your solicitor will check the deeds as conveyancing in Chaddesden can occasionally reveal restrictions in the title deeds which prevent categories of changes or necessitated the consent of another owner. Some extensions require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.

I am selling my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being difficult. The Chaddesden solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I want to rent out my leasehold flat in Chaddesden. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your previous Chaddesden conveyancing solicitor is no longer available you can check your lease to check if you are permitted to let out the apartment. The accepted inference is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek permission from your landlord or other appropriate person prior to subletting. This means that you cannot sublet in the absence of prior permission. Such consent must not not be unreasonably turned down. If your lease does not allow you to sublet you should ask your landlord for their consent.

Chaddesden Leasehold Conveyancing - Examples of Questions you should ask before buying

Is anyone aware of any major works anticipated that will increase the service costs? How many of the leaseholders are in arrears for their maintenance charge payments? Who are the managing agents?

Do online conveyancing companies undertake everything a high street Chaddesden solicitor does or must I use a solicitor for the final stages for my conveyancing in Chaddesden?

If you use an online conveyancer they should undertake all the tasks your Chaddesden solicitor would cover.