I am selling my home in Haslemere and the estate agent has just called to advise that the purchasers are appointing a new law firm. The reason given is that the lender will only engage with solicitors on their approved list. Why would a major lender only deal with specific lawyers rather the firm that they want to choose for their conveyancing in Haslemere ?

UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies blame a rise in fraud as the reason for the reduction – 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 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 not going to have any sway in the decision.

Having sold my house in Haslemere last January but my buyer keeps texting me to moan that their conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?

Following your sale your solicitor should send the transfer deeds and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also send confirmation that the legal charge in favour of the lender has been discharged to the buyers solicitors. There are no post completion requirements unique to conveyancing in Haslemere.

My colleague suggested that where I am purchasing in Haslemere I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Haslemere conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Haslemere around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Haslemere Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Haslemere Education with plans and statistics, Local Amenities and other useful information concerning Haslemere.

I'm refinancing my primary property to a buy to let loan with Coventry Building Society and I will use the ballance of the raised equity as a down payment on another house. The area we are looking at is Haslemere. Will your lawyers be able to act for both sets of banks and link together the conveyances?

Make use of our search tool on this site to be sure that the lawyers are on the relevant lender panels. Having checked that they are the solicitor will be able to connect the two conveyancing matters but you should have a chat with you lawyer and communicate your expectations and requirements.

Do you have any top tips for leasehold conveyancing in Haslemere from the perspective of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Haslemere can be bypassed if you instruct lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ representatives.
If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example installed wooden flooring? Haslemere leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence from the Landlord consenting to such changes. Should you dont have the approvals in place do not communicate with the landlord without checking with your solicitor in the first instance. A minority of Haslemere leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share certificate. Arranging a duplicate share certificate can be a lengthy formality and delays many a Haslemere conveyancing deal. If a new share certificate is necessary, do contact the company officers or managing agents (if relevant) for this as soon as possible. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to where the remaining number of years is less than 75 years. It is therefore important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

Haslemere Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

You will want to find out as much as you can concerning the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to every day matters such as the upkeep of the communal areas. Don't be afraid to ask other tenants what they think of their management. Finally, be sure you understand the dates that the service charges are due to the relevant party and specifically how they are spending that money. Please note if it is no more than eighty years it will affect the value of the flat. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Haslemerelease extensions you will need to own the residence for a couple of years before you are eligible to exercise a lease extension.