I am selling my ground floor flat in Parkwood Springs and the EA has just telephoned to warn that the buyers are appointing a new property lawyer. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a leading lender only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Parkwood Springs ?

Lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lending institutions blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. 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. Some 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 not going to have any impact on this.

We were just about to sign contracts for a leasehold flat in Parkwood Springs. We encountered a stumbling block. The mortgage offer with Nationwide Building Society runs out on 8/9/2025 but the vendors are putting forward a completion date of 10/9/2025. Can one prolong the mortgage expiry date?

The person best placed to address this question is your conveyancer who is in a position to calculate if they corresponding with the lender, seller’s solicitors, selling agents or indeed all parties based on what has happend in your house move as of today.

I require expedited conveyancing in Parkwood Springs as I am under a deadline to sign on the dotted line in less than 3 weeks. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at liberty not to have searches conducted although no law firm would suggest that you don't. With plenty of history conveyancing in Parkwood Springs the following are instances of issues that can show up and therefore impact future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Railway Schemes,...

My wife and I have a renovated Edwardian property in Parkwood Springs. Conveyancing lawyer represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Parkwood Springs and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who completed the work.

Do I need to be wary by estate agents that I am dealing with are recommending a national conveyancing firm rather than a local Parkwood Springs conveyancing firm?

As with many service providers, often referrals from relatives can be extremely useful or valuable. But there are many players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to select. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You are free to choose your own lawyer. However, bear in mind that the majority of banks specify a panel list of lawyers you must use for the lender aspect of your conveyancing.