I am in the process of selling my house in Littleover and the estate agent has just telephoned to say that the purchasers are switching solicitor. The excuse is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a leading mortgage company only work with specific lawyers rather the firm that they want to choose for their conveyancing in Littleover ?

Banks 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 Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose 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 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 not going to have any impact on this.

Are you able to vouch for a Chelsea Building Society approved Littleover conveyancing practice finish our home move within two weeks? Would it be better to use a high street Littleover firm or a web based comparison site?

We would be happy to suggest some excellent Littleover conveyancing firms. Another option is to visit the high street in Littleover. Visit some well established law practices and ask to speak with a conveyancing solicitor for a quote. Discuss your deadline together with the reasons and ask for an assurance on speed. Select the lawyer that genuine.

Various internet forums that I have visited warn that are the number one cause of obstruction in Littleover house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Littleover.

I acquired my house on 3 September and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Littleover said it would be concluded in less than a month. Are properties in Littleover uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Littleover registration formalities. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any other parties. At present in the region of 80% of submission are fully dealt with within two weeks but some can be subject to protracted delays. Registration occurs after the purchaser has moved in to the premises thus registration formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

I've found a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently been informed that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Littleover. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?

The majority of houses in Littleover are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Littleover so you should seriously consider looking for a Littleover conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your solicitor will report to you on the legal implications.