I am nearing exchange of contracts for my apartment in Grasmere and the EA has just called to say that the buyers are switching law firm. The reason given is that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Grasmere ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Banks point to the increase in fraud as the reason for the pruning – criteria have been tightened 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 says it is hearing daily from firms 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 purchasers are unlikely to have any impact on this.

The vendors of the house we are purchasing are using a conveyancing solicitor in Grasmere who has insisted on a preliminary contract with a payment of 5k. Is it wise to enter into such agreements?

There are a couple of main concerns with signing a lock out contract (sometimes referred to as a shut-out contract) is that it takes away the focus from moving forward with the conveyancing transaction itself, so unless it requires little or no negotiation then it could transpire to be a hindrance. It is not strongly advocated amongst Grasmere conveyancing practitioners for this reason. The other main negative is the extent of the remedies available - an aggrieved buyer is not likely to win injunctive relief to stop the vendor selling to another buyer, so the only remedy available under the agreement will be the recovery of abortive charges and, in restricted circumstances, the additional payment of penalties.

Should commercial conveyancing searches disclose proposed roadworks that may affect a commercial estate in Grasmere?

Many commercial conveyancing solicitors in Grasmere will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Grasmere. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Grasmere.

For each commercial conveyancing transaction in Grasmere it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Grasmere commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Grasmere.

About to purchase a new build flat in Grasmere. 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 conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Grasmere

Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Whilst your website is a good idea there are many lawyers listed near Grasmere being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?

We do not recommend specific Grasmere firms as the right Grasmere conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Grasmere knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..