I am nearing exchange of contracts for my maisonette in Hale and the estate agent has just e-mailed to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. On what basis would a major lender only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Hale ?

Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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 purchasers are not going to have any impact on this.

The Hale conveyancing firm handling our Hale conveyancing has identified an inconsistency when comparing the surveyor’s assumptions in the valuation report and what is revealed within the title deeds. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

How does conveyancing in Hale differ for newly converted properties?

Most buyers of new build premises in Hale contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Hale usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hale or who has acted in the same development.

In scouring the internet for the phrase on line conveyancing in Hale it shows results of many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?

The ideal way of seeking the right conveyancer is via trusted referral, so enquire of colleagues and those you trust who have purchased a property in Hale or a respected estate agent or mortgage broker. Fees for conveyancing in Hale differ, so it's advisable to obtain at least three quotes from different solicitors. Dont forget to clarify that the fees are fixed.

What are your top tips when it comes to appointing a Hale conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Hale conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Hale conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

What volume of lease extensions has the firm conducted in Hale in the last 12 months?

I am the registered owner of a split level flat in Hale, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Hale with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2078

With just 59 years remaining on your lease we estimate the price of your lease extension to range between £20,900 and £24,200 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.