I am nearing exchange of contracts for my ground floor flat in Killamarsh and the estate agent has just called to say that the purchasers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. Why would a major lender only deal with certain lawyers rather the firm that they want to choose to handle their conveyancing in Killamarsh ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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 sway in the decision.

As I am unsure how the conveyancing process works what is the most important advice you can impart regarding purchase conveyancing in Killamarsh?

You may not hear this from too many lawyers but conveyancing in Killamarsh or throughout Derbyshire is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the house moving process. For instance, the vendor, property agent and even potentially the mortgage company. Appointing a solicitor for your conveyancing in Killamarsh an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your best interests and to keep you safe.

Sometimes a potential adversary will attempt to sway you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your financial adviser may advise you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Darlington Building Society conveyancing panel for example in Killamarsh?

Lexsure has not been advised of any plans on the part of the BSA to develop such a tool.

I am using a search engine for the words on line conveyancing in Killamarsh it brings up many solicitorsin the area. How do I determine which is the right conveyancing solicitor for the sale of my house?

The ideal way of seeking a suitable conveyancer is via personal referral, so seek the counsel of friends and relatives who have bought a property in Killamarsh or a reputable estate agent or financial adviser. Fees for conveyancing in Killamarsh vary, so it's advisable to secure a minimum of four estimates from different law firms. Dont forget to clarify that the charges are guaranteed not to escalate.

There are only 68 years unexpired on my flat in Killamarsh. I need to extend my lease but my freeholder is missing. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to locate the lessor. For most situations a specialist would be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Killamarsh.

Leasehold Conveyancing in Killamarsh - Examples of Questions you should ask Prior to Purchasing

It is important to be aware if fixing the lift or some other major work is coming up to be shared amongst the leaseholders and could well materially increase the the service costs or result in a specific invoice. Does the lease include onerous restrictions? How many of the leaseholders are in arrears for their maintenance charge payments?