I am selling my maisonette in Eaton Bray and the estate agent has just called to warn that the purchasers are changing their law firm. The excuse is that the lender will only work with solicitors on their approved list. Why would a major mortgage company only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Eaton Bray ?

Banks have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lending institutions point to the increase in fraud as the reason 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 being contacted daily by practices 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 unlikely to have any impact on this.

My lawyer in Eaton Bray is not listed on the The Mortgage Works Solicitor Panel. Can I still retain my prefered solicitor notwithstanding that they are not on the The Mortgage Works list of approved lawyers?

The limited options available to you here include:

1. Carry on with your existing Eaton Bray solicitors but The Mortgage Works will need to retain a solicitor on their panel. This will inevitably rack up the total legal fees as well as cause frustration.
2. Choose an alternative solicitor to act in the conveyancing, obviously checking they are on the The Mortgage Works panel

My relative advised me that if I am purchasing in Eaton Bray I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually included in the estimate for your Eaton Bray conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Eaton Bray around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Eaton Bray Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Eaton Bray Education with plans and statistics, Local Amenities and other useful data concerning Eaton Bray.

Do I need to be suspicious by estate agents that I am dealing with are recommending a national conveyancing firm rather than a High Street Eaton Bray conveyancing practice?

As is the case with lots of service providers, often referrals from relatives can be most helpful. Yet there are lots of people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend solicitors to choose. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You have the discretion to select your own conveyancer. However, bear in mind that some lenders have an approved list of solicitors you have to use for the lender aspect of your house move.

I've found a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Eaton Bray. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?

The majority of houses in Eaton Bray are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Eaton Bray in which case you should be shopping around for a Eaton Bray conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your lawyer will advise you fully on all the issues.

Eaton Bray Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

Is there a share of the freehold? The answer will be useful as a) areas may result in problems in the block as the common areas may start to deteriorate where services are not paid for b) if the leasehold owners have an issue with the managing agents you will want to have all the details Be sure to find out if there are any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in certain buildings in Eaton Bray. If you like the propertyin Eaton Bray yet your dog can’t move with you then you have a very hard compromise.