I am in the process of selling my ground floor flat in Dunnington and the estate agent has just called to say that the purchasers are changing their solicitor. The reason given is that the lender will only engage with property lawyers on their approved list. Why would a big named lender only work with specific lawyers rather the firm that they want to choose for their conveyancing in Dunnington ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented 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 keep an eye on. No lender will say 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 not going to have any sway in the decision.

I am hoping to move into my new home in Dunnington next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the lender expect the insurance to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not unique to conveyancing in Dunnington.

Forgive me if this question is silly but I am new to the house moving as FTB of a garden flat in Dunnington. Do I collect the keys to the property on completion from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Dunnington?

On the day of completion you will not be required to attend the conveyancers office in Dunnington. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

A friend pointed out to me me that in buying a property in Dunnington there could be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?

We are aware of a number of properties in Dunnington which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Dunnington should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I had a mortgage agreed in principle with Kent Reliance. Dunnington conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?

Some lenders take longer than others. Have Kent Reliance completed the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My husband and I are novice buyers - agreed a price, but the agent advised that the seller will only proceed if we appoint the agent's preferred lawyers as they want a ‘quick sale’. We would rather use a high street solicitor who is accustomed to conveyancing in Dunnington

We suspect that the owner is not behind this request. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted Dunnington conveyancing lawyers - not the ones that will provide their estate agent a kickback or hit his conveyancing figures set by corporate headquarters.

I am intending to let out my leasehold apartment in Dunnington. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

A lease governs the relationship between the freeholder and you the leaseholder; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Dunnington do not contain strict prohibition on subletting – such a clause would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

Dunnington Leasehold Conveyancing - A selection of Queries Prior to buying

It is important to be aware whether fixing the lift or some other major work is pending that will be shared amongst the leaseholders and will materially increase the the service fees or require a one off payment. Is there a share of the freehold? Can you inform me if there are any major works in the near future that will add a premium to the service charges?