I am progressing with the sale of my maisonette in Maze Hill and the EA has just called to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with certain law firms rather the firm that they want to select for their conveyancing in Maze Hill ?

Banks have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lenders blame a rise in fraud by way of justification for the reduction – criteria have been stiffened 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 claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that 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.

I have a decision in principle. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to use a local conveyancing solicitor in Maze Hill?

You should check but the the probability is that appoint one of their panel solicitors where you take up the "fee-free" deal. Speak to the lender and check if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Maze Hill.

The estate agent has sent us the confirmation of our purchase of a new build flat in Maze Hill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Maze Hill

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

Are there any apps to help search for a Maze Hill solicitor on the Barnsley Building Society conveyancing panel? I have a car and am happy to travel upto 25miles to meet the solicitor.

You can use the tool on this page. Please pick a mortgage company and your location and you will see a number of Maze Hill conveyancing lawyers locally. We have detailed some Maze Hill conveyancing firms towards the end of this page and you can call them to see if they are on the Barnsley Building Society member panel

Helen (my wife) and I may need to sub-let our Maze Hill garden flat temporarily due to a career opportunity. We instructed a Maze Hill conveyancing practice in 2003 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

The lease dictates the relationship between the freeholder and you the leaseholder; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Maze Hill do not contain strict prohibition on subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Maze Hill. Can we issue an application to the Residential Property Tribunal Service?

in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the price payable.

An example of a Lease Extension matter before the tribunal for a Maze Hill flat is 73 Walerand Road in August 2012. the result of the findings of the Tribunal led to a premium to be paid for the extended lease in respect of Flat 73 in the sum of £10,040. The premium applicable in respect of Flat 85 was £5,710. This case was in relation to 2 flats. The unexpired lease term was 72 years.