I am selling my maisonette in Olney and the EA has just text me to say that the buyers are switching property lawyer. The reason given is that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to appoint for their conveyancing in Olney ?

UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies point to the increase in fraud as the reason for the reduction – 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 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. Your buyers are unlikely to have any impact on this.

As someone clueless as to conveyancing in Olney what is the number one tip you can give me for the ownership transfer in Olney

Not many law firms shout this from the rooftops but conveyancing in Olney and elsewhere in Buckinghamshire is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and others involved in the ownership transfer. For example, the vendor, selling agent and sometimes a lender. Appointing a lawyer for your conveyancing in Olney an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to act in your legal interests and to keep you safe.

There is a distinct emergence in the "blame" culture- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your lawyer ahead of all other players in the conveyancing process.

I'm converting the mortgage on my primary home to a buy to let loan with Leeds Building Society and I will use the ballance of the raised equity towards another house. The neighborhood we are talking about is Olney. Will your lawyers be able to act for both sets of mortgage companies and link together the transactions?

Do use our comparison tool on this page to be sure that the lawyers are approved by both mortgage companies. Assuming that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make clear your expectations and requirements.

We're FTB’s - had an offer accepted, but the property agent has warned us that the owners will only issue a contract if we instruct the agent's preferred lawyers as they are insisting on a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Olney

We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Bypass the agents and go straight to the sellers and make sure they understand (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to use your own,trusted Olney conveyancing lawyers - as opposed tothose that will give their estate agent a commission or achieve conveyancing targets pre-set by senior management.

Due to sign contracts shortly on a ground floor flat in Olney. Conveyancing solicitors assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Olney should include some of the following:

You would want to be sent a copy of the lease You should have a good understanding of the building insurance obligations The total ownership of the premises. This might be the apartment itself but may include a roof space or storage are if relevant. Responsibility for maintaining the window frames Advice as to the provision in the lease to to contribute towards maintenance costs - with regard to both the building, and the more general rights a lessee enjoys

Leasehold Conveyancing in Olney - Examples of Questions you should ask before Purchasing

Who are the managing agents? It would be a good idea to investigate if there are any onerous restrictions in the lease. For example it is reasonably common in Olney leases that pets are not permitted in in a block in Olney. If you like the propertyin Olney however your cat is not allowed to move with you then you will be presented with a hard compromise. For most Olney leaseholds the cost for major works tend not to be built into the maintenance charges, albeit that some managing agents in Olney ask leaseholders to contribute towards a reserve fund and this is used to offset against major works.