I am nearing exchange of contracts for my house in Euston and the EA has just text me to advise that the purchasers are swapping solicitor. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. On what basis would a leading mortgage company only engage with certain law firms rather the firm that they want to choose to handle their conveyancing in Euston ?

Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lending institutions attribute this action to a rise in fraud as the reason for the pruning – criteria have been tightened 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 buyers are not going to have any sway in the decision.

Would the conveyancing lawyers identified via your search tool perform conveyancing in Euston by way of an attended exchange?

There are a few conveyancing experts carrying out personalised exchanges. You should contact us to secure a costs illustration and details as to availability.

My uncle passed away six months ago and as sole heir and executor I was left the property in Euston. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?

Given you plan to re-mortgage then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.

About to purchase a new build apartment in Euston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Euston

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

My husband and I are novice buyers - agreed a price, yet the estate agent advised that the vendor will only go ahead if we appoint their chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer used to conveyancing in Euston

We suspect that the seller is not behind this ultimatum. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to appoint your preferred Euston conveyancing lawyers - as opposed tothose that will earn the estate agent a referral fee or achieve conveyancing targets demanded by senior management.