I am progressing with the sale of my flat in Old Windsor and the EA has just text me to advise that the purchasers are swapping law firm. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Old Windsor ?

Lenders have always had panels of law firms that can act for them, 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 decades.

Lenders justify this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal 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 purchasers are not going to have any sway in the decision.

I am helping my sister sell her flat in Old Windsor. Does the solicitor order the EPC or do I organise this?

Following the abolition of Home Information Packs, energy assessments became a compulsory element of moving property. An energy performance certificate needs to be to hand before the property is marketed. It is not as aspect of the sale process that conveyancers normally arrange. Where you are instructing a Old Windsor conveyancing solicitor they may be willing to arrange energy performance certificates due to their relationships with long established local providers

I'm spending time looking at houses in Old Windsor and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a mortgage with UBS.

It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are obtaining a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

I can not fathom if my lender requires a lease extension. I have called into my local Old Windsor building society branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Old Windsor conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?

Provided that the conveyancer is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Old Windsor I like with a park and railway links in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Old Windsor for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years 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 with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

My company is looking to lease a unit on the high street. Can you recommend conveyancers offering competitive costs for commercial conveyancing in Old Windsor for below 1500k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Old Windsor, including the sale and acquisition of businesses as well as simply property. Whether you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and complexity of the proposed transaction. Let us have your details or phone so as to enable us to provide you with a fixed commercial conveyancing calculation.

In searching the web for the phrase conveyancing in Old Windsor it brings up many conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for my move?

The ideal way of finding a suitable conveyancer is via personal testimonial, so seek the opinion of friends and relatives who have purchased a property in Old Windsor or the local estate agent or financial adviser. Fees for conveyancing in Old Windsor differ, so it's sensible to request at least four costs illustrations from varying types of property lawyers. Be sure to secure confirmation what costs in the quote includes.