I am in the process of selling my home in New Forest and the estate agent has just text me to advise that the purchasers are changing their solicitor. The excuse is that the bank will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only deal with specific solicitors rather the firm that they want to choose for their conveyancing in New Forest ?

Lenders have always had panels of law firms that can act for 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 represented them for many years.

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. 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 unlikely to have any impact on this.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. New Forest is where the house is located. Is there any advice you can impart?

Flying freeholds in New Forest are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Forest you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Forest may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am downsizing from my home. My former solicitors have shut. I would be grateful for any recommendation of a conveyancing firm. Im based in New Forest if that makes a difference.

Do use our search tool to help you find a solicitor for your conveyancing in New Forest. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I need to appoint a conveyancing solicitor for remortgage conveyancing in New Forest. I have chance upon a site which looks to be the ideal answer If there is a chance to get all formalities done via email that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am attracted to a two flats in New Forest both have in the region of forty five years remaining on the leases. Will this present a problem?

A lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the marketability of the lease deteriorates and it becomes more costly to acquire a lease extension. This is why it is often a good idea to extend the lease term. It is often difficult to sell a property with a short lease as mortgage companies may be reluctant to lend money on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this area.

New Forest Leasehold Conveyancing - Examples of Queries before Purchasing

Best to be warned if a new roof is being put on or some other major work is anticipated to be shared amongst the leaseholders and will materially impact the level of the service costs or require a specific invoice. Plenty New Forest leasehold flats will incur a service charge for the upkeep of the building invoiced by the landlord. If you acquire the apartment you will have to pay this charge, usually in instalments accross the year. This can vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent for you to pay yearly, this is usually not a exorbitant sum, say about £25-£75 but you should to enquire as occasionally it can be many hundreds of pounds. Who are the managing agents?