I am selling my ground floor flat in Hartlebury and the EA has just text me to say that the buyers are appointing a new conveyancer. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Hartlebury ?

Banks have always had an approved set of law firms that can act for them, 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 worked with them for decades.

Banks point to the increase in fraud as the reason for the cull – criteria have been stiffened 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 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 unlikely to have any impact on this.

I am purchasing a property mortgage free in Hartlebury. I have lived for the last 20 years in Hartlebury. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

In the absence of a mortgage, then almost all of the Hartlebury conveyancing searches are at your discretion. Your lawyer will ’encourage you, perhaps strongly, that you should have searches completed, but he has a professional duty to take that path of encouragement . One thing to take into account; if you are going to sell the house one day, it will be of relevance to your prospective buyer what the searches reveal. Sometimes houses with functional issues can still reveal unexpected search results. A competent conveyancing solicitor in Hartlebury should provide you some sensible guidance here.

I am considering applying for a Co-operative mortgage for purchase of a new build (under development) in Hartlebury with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?

There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

About to purchase a new build flat in Hartlebury. 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.

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

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. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.

Given that I will soon part with 450k on a property in Hartlebury I would like to have a conversation with the lawyer regarding theconveyancing in advance of appointing the firm. Is this something that you can arrange?

Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your conveyancing in Hartlebury.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Hartlebury should be the figure that you are charged.