I am progressing with the sale of my home in Nunhead and the EA has just e-mailed to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. On what basis would a major lender only deal with specific law firms rather the firm that they want to select for their conveyancing in Nunhead ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. No lender will say 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. 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. Your buyers are unlikely to have any impact on this.

Completion of my remortgage has taken place for my property in Nunhead. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I recently had an offer agreed on an apartment in Nunhead. My financial adviser suggested a . I paid an advanced payment of £150. Soon after, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being problematic. The Nunhead solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

What does a local search inform me concerning the house we're purchasing in Nunhead?

Nunhead conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Searchflow The local search plays an important role in most Nunhead conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

I am looking for a ground for flat up to £195,000 and found one round the corner in Nunhead I like with open areas and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Nunhead in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

My business partner and I are wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering competitive fees for non-domestic conveyancing in Nunhead for below £1,200?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Nunhead, including the disposal and purchase of businesses as well as simply premises. Whether you are intending to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. As for the charges these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or telephone so as to enable us to provide you with a detailed commercial conveyancing calculation.