I am progressing with the sale of my flat in Chilwell and the EA has just e-mailed to advise that the buyers are switching law firm. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. Why would a big named lender only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Chilwell ?

UK lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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 purchasers are not going to have any impact on this.

As someone unfamiliar with conveyancing in Chilwell what is your top tip you can give me concerning the ownership transfer in Chilwell

Not many law firms or advisers will tell you this but conveyancing in Chilwell or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the transaction. For instance, the vendor, estate agent and sometimes your mortgage company. Appointing a law firm for your conveyancing in Chilwell should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to protect your best interests and to protect you.

There is a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your lawyer ahead of all other players when it comes to the legal transfer of property.

Over the last few months I have been searching for a flat up to £305k and found one near me in Chilwell I like with a park and station in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Chilwell in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

What does commercial conveyancing in Chilwell cover?

Non domestic conveyancing in Chilwell incorporates a broad array of advice, provided by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

Please can you refer me to a solicitor for conveyancing in Chilwell (or within close proximity)? This is for sale only.I did have one appointed but just discovered that are not on the panel for Coventry BS.

LenderPanel.com is restricted to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for Coventry BS in certain locations such as Chilwell . Our intention is not to recommend any specific conveyancing practitioner.