I am progressing with the sale of my home in Park Royal and the EA has just telephoned to advise that the purchasers are changing their property lawyer. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to choose to handle their conveyancing in Park Royal ?

Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Banks point to the increase in fraud by way of justification for the reduction – criteria have been narrowed 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 claims that 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 purchasers are unlikely to have any sway in the decision.

Can conveyancing in Park Royal to be concluded in 10 days?

Where the seller is applying a tight deadline to sign contracts it is advisable to make sure that your conveyancer is familiar with the area as they will make use of local relationships and insight. It is possible that they could have conducted otherhouses in the same street. Therefore consider using a Park Royal conveyancing firm. In addition, check that the conveyancing firm is on the member panel. It is understood that just under twenty per cent of Park Royal conveyancing transactions are frustrated or derailed after discovering a buyer’s lawyer was not on their mortgage lender’s list of approved solicitors. This can often result in the home move being frustrated by an average of three weeks. It is estimated that this issue affects in the region of one hundred thousand home moves annually. Almost all Park Royal conveyancing firms can not act for certain banks so do check as early as possible.

I used Stirling Law several years past for my conveyancing in Park Royal. Now, I need my files but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Park Royal of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build apartment in Park Royal. 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 legal work.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Park Royal

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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 unoccupied units in good repair until long leases are granted therefore.

Is there an average legal costs for conveyancing in Park Royal?

The average cost last year for conveyancing in Park Royal was £1,500 not including Stamp Duty and HMLR fees.