I am progressing with the sale of my maisonette in Fortis Green and the estate agent has just e-mailed to advise that the buyers are changing their property lawyer. The excuse is that the mortgage company will only work with property lawyers on their approved list. On what basis would a major mortgage company only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Fortis Green ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Lending institutions justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. 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. 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. The purchasers are unlikely to have any impact on this.

We are soon to exchange buying a property in Fortis Green but as a result of damage from some water damage at the property I have managed to agree recompense from the current proprietors of three thousand pounds taking the form of a reduction in the price. This was going to be addressed as part of a side agreement but will not agree to this. Why were they approached?

The being on the conveyancing panel is required to inform of any variations to the purchase price. If you were to refuse your to notify the price change to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Fortis Green.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Fortis Green?

There are many recorded licenced Conveyancers in Fortis Green and Solicitor practices in Fortis Green who can assist with your conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am being advised by my lawyer that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Fortis Green?

The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between and . Conveyancing practitioners as opposed to members of the public take out such policies.

I am currently in the process of buying my council flat in Fortis Green. I have a mortgage offer with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I have todaydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Fortis Green for a purchase of a freehold house 9 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Fortis Green conveyancing specialists.

How does the Landlord & Tenant Act 1954 impact my business property in Fortis Green and how can you help?

The 1954 Act affords security of tenure to business tenants, giving them the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Fortis Green is one of the hundreds of locations in which the firms we work with are based