I am in the process of selling my house in Knightsbridge and the estate agent has just text me to say that the buyers are changing their law firm. The excuse is that the mortgage company will only engage with solicitors on their approved list. On what basis would a leading lender only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Knightsbridge ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, 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 keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 purchasers are unlikely to have any impact on this.

I am acquiring a house without a mortgage in Knightsbridge. I have been living for the last twelve years in Knightsbridge. Conveyancing searches are a lot of money. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then the vast majority of the Knightsbridge conveyancing searches are at your discretion. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of guidance. One thing to bear in mind; if you are going to dispose of the house in the future, it may be of importance to your prospective purchaser what the searches contain. On occasion properties with functional issues can still throw up unexpected search results. A good conveyancing solicitor in Knightsbridge should be able to give you some constructive guidance in this regard.

I am considering applying for a UBS mortgage for purchase of a new build (under development) in Knightsbridge with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

What is the difference between a licensed conveyancer and conveyancing solicitor in Knightsbridge

There are many recorded licenced Conveyancers in Knightsbridge and Solicitor partnerships in Knightsbridge who provide Conveyancing services It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Knightsbridge. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in January. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most lenders would take a sensible view as this clause is principally there to pick up on the purchase and immediately sell or the flipping of properties.

Does a directory service exist listing UBS panel conveyancers in Knightsbridge on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings viewable on the web. Where you are in need of a Knightsbridge conveyancer on the UBS please use our facility.

Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Knightsbridge I like with a park and station nearby, however it only has 52 years on the lease. There is not much else in Knightsbridge for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage that many years may be an issue. Reduce the price by the anticipated 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 can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.