I am selling my flat in Hackbridge and the EA has just telephoned to warn that the purchasers are switching solicitor. The reason given is that the lender will only deal with solicitors on their conveyancing panel. Why would a big named lender only work with certain solicitors rather the firm that they want to select for their conveyancing in Hackbridge ?

Banks have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Banks blame a rise in fraud by way of justification for the pruning – criteria have been stiffened 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 being contacted daily by practices that have been removed from panels. Plenty of firms 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. Your buyers are not going to have any impact on this.

When will exchange of contracts happen for purchase conveyancing in Hackbridge and am I required to attend the conveyancers branch?

If you are in close proximity to one of the conveyancing solicitors in Hackbridge you are invited in to sign documents. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. A signed contract simply enables the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hackbridge)to be in the office available at the end of the phone to exchange contracts.

I currently have a mortgage with Bank of Ireland for my property in Hackbridge. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.

Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hackbridge solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hackbridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Kent Reliance have agreed my home loan in principle, my offer on a flat in Hackbridge has been accepted, what happens next?

Your estate agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Contact Kent Reliance or the financial adviser and complete any outstanding forms. Kent Reliance will instruct a valuer who will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Kent Reliance will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hackbridge.

About to purchase a new build flat in Hackbridge. Conveyancing is necessary evil 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.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hackbridge

There must be mutual enforceability of lessee’s covenants. 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. Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Hackbridge is where the house is located. Can you shed any light on this issue?

Flying freeholds in Hackbridge are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hackbridge you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hackbridge may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.