I am selling my house in Kelsall and the EA has just e-mailed to say that the buyers are switching solicitor. The excuse is that the bank will only work with solicitors on their conveyancing panel. On what basis would a leading mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Kelsall ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lending institutions blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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. The purchasers are not going to have any impact on this.

How does conveyancing in Kelsall differ for new build properties?

Most buyers of new build residence in Kelsall contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Kelsall usually purchase 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 conveyancers 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 accustomed to new build conveyancing in Kelsall or who has acted in the same development.

Am I right to be wary that brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Kelsall conveyancing firm?

As is the case with many professional services, often referrals from family and friends can be most helpful. But there are many people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and banks may recommend solicitors to retain. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You are free to choose your own lawyer. You need to be aware that the majority of lenders operate an approved list of lawyers you have to use for the mortgage aspect of your transaction.

I am thinking of appointing a conveyancing lawyer in Kelsall for my home move. Is there any facility to review a solicitor's record with the legal regulator?

One can find presented Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.

All being well we will complete the sale of our £450,000 flat in Kelsall next week. The landlords agents has quoted £312 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Kelsall?

Kelsall conveyancing on leasehold apartments more often than not necessitates the buyer’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries most will be content to assist. They are at liberty to levy a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The management information fee levied by the landlord must be sent together with a summary of entitlements and obligations in respect of administration charges, otherwise the invoice is not strictly payable. Reality however dictates that you have no option but to pay whatever is requested of you if you want to complete the sale of your home.

Leasehold Conveyancing in Kelsall - Sample of Queries Prior to Purchasing

How is the lease structured? What prohibitions exist in the Kelsall Lease?