I am selling my flat in Hindhead and the EA has just telephoned to say that the purchasers are changing their law firm. The excuse is that the bank will only work with solicitors on their approved list. On what basis would a major lender only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Hindhead ?

Mortgage companies have always had panels of law firms that can act for them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lenders attribute this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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 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 sway in the decision.

I am looking for a leasehold apartment up to £235,500 and found one close by in Hindhead I like with a park and station nearby, however it only has 51 years on the lease. I can't really find anything else in Hindhead for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a home loan the shortness of the lease will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

I am looking to sell my property. My past lawyers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Hindhead if that makes things easier.

Please use our search tool to help you choose a solicitor for your conveyancing in Hindhead. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

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

When appointing a conveyancer for your lease extension (regardless if they are a Hindhead conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Hindhead conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

If the firm is not ALEP accredited then what is the reason?

I inherited a ground floor flat in Hindhead, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Hindhead with an extended lease are worth £211,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2093

With just 68 years left to run the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

I need to review quotes for conveyancing in Hindhead from three property lawyer and appoint one. Am I right to tell them to hold tight until I have found somewhere to purchase.

You should only get your conveyancing practitioner to start work and order searches once the offer has been agreed to on the property especially as Hindhead conveyancing searches are a couple of hundred pounds.