I am in the process of selling my apartment in Coxhoe and the EA has just telephoned to advise that the buyers are appointing a new property lawyer. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. On what basis would a big named lender only engage with specific lawyers rather the firm that they want to appoint for their conveyancing in Coxhoe ?

UK lenders have always had an approved set of law firms that can represent them, but in the last few 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.

Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been tightened 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 hearing daily from firms 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 purchasers are not going to have any impact on this.

We are purchasing our first home. The conveyancing practitioner has calledto see if we want to purchase supplemental conveyancing searches. Unfortunately we in the dark as to what's recommended for conveyancing in Coxhoe

The scope of Coxhoe conveyancing searches should be triggered based entirely on the property, the location, the possibility of any of these risks, your knowledge of the region and risks, your overall appetite to risk. What matters is that you properly appreciate what information the searches could give you. You may then decide if you consider that you need that information. Where you are in doubt, ask the property lawyer to provide guidance.

We are aiming to move home in June. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Coxhoe. Conveyancing solicitor was chosen prior to coming across this page.

On the day of completion you will need to pick up the house keys from your property agent but this can only happen once the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be given over. Subsequently you can inform the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a conveyancing in Coxhoe or a firm that specialises in conveyancing in Coxhoe.

We are getting a further advance on our home loan from Principality as we want to conduct improvements to our property in Coxhoe. Are we obliged to choose a bricks and mortar Coxhoe solicitor on the Principality conveyancing panel to handle the paperwork?

Principality would not normally require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.

After weeks of negotiation I have agreed a price on a house in Coxhoe. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £150. Soon after, the conveyancing practitioner called me to say that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am in need of some leasehold conveyancing in Coxhoe. Before diving in I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and almost all are in Coxhoe - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Coxhoe Conveyancing for Leasehold Flats - Sample of Queries before buying

If a Coxhoe lease has no more than eighty years it will affect the value of the property. Check with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you would be required to have been the owner of the residence for 24 months before you are eligible to exercise a lease extension. How many of the leaseholders are in arrears for their maintenance charge payments? The prefered form of lease structure is if the freehold title is owned by the leaseholders. In this situation the leaseholders benefit from being in charge if their destiny and even though a managing agent is usually employed where it is bigger than a house conversion, the managing agent employed by the leaseholders.

What is the average conveyancing fee for conveyancing in Coxhoe?

The average cost in 2014 for conveyancing in Coxhoe was just under one thousand five hundred pounds not including SDLT and HMLR fees.