I am 4 weeks into the sale of my apartment in Parsons Green and the EA has just called to advise that the purchasers are appointing a new property lawyer. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only work with certain lawyers rather the firm that they want to select to handle their conveyancing in Parsons Green ?

UK 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 reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Banks point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. 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 purchasers are unlikely to have any impact on this.

Why do I have to pay up front when it comes to conveyancing in Parsons Green?

If you are buying a property in Parsons Green your solicitor will request that you place them with funds to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the conveyancing searches. When the deposit is payable against the purchase price then this will be required shortly ahead of exchange of contracts. The final balance that is due should be sent to your lawyer a few days ahead of the completion date.

A friend pointed out to me me that in purchasing a property in Parsons Green there may be various restrictions preventing external changes to a property. Is this right?

We are aware of anumerous of properties in Parsons Green which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Parsons Green should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My husband and I have arranged the release of further monies on our home loan from Coventry BS as we wish to conduct improvements to our home in Parsons Green. Are we obliged to select a local Parsons Green solicitor on the Coventry BS conveyancing panel to deal with the legals?

Coventry BS would not normally instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.

I had a mortgage agreed in principle with Bank of Ireland. Parsons Green conveyancing practitioners are chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

There is no definitive answer here. Have Bank of Ireland completed the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

About to purchase a new build apartment in Parsons Green. Conveyancing is daunting 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 conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Parsons Green

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Do online conveyancing companies cover everything a local Parsons Green solicitor does or must I use a solicitor for the final stages for my conveyancing in Parsons Green?

If you choose an online conveyancer they will cover all the work your Parsons Green solicitor will cover.