I am not well enough to travel far from Egham. Can you please spell out why all Egham property lawyers are not on all mortgage company panels?

Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in banks and building societies purging a number of firms from their official list of approved property lawyers .

What happens if my lawyer’s firm is removed from the Aldermore Solicitor panel ahead of completing my conveyancing in Egham?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My uncle pointed out to me me that in purchasing a property in Egham there may be various restrictions prohibiting external changes to the property. Is this right?

There are anumerous of properties in Egham which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Egham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can I be sure that the Egham conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Egham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.

We were going to get a OIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Egham solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Egham solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

Due to the guidance of my in-laws I had a survey completed on a property in Egham prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some banks may not issue a mortgage on this type of premises.

It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Egham. Conveyancing may be slightly more expensive based on your lender's requirements.

I am just shy of a 10% deposit on my house purchase in Egham , but I am anxious exchange. Do I have options?

One option is to try and agree a smaller deposit. Many vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute