I am progressing with the sale of my house in Portslade and the EA has just text me to warn that the buyers are appointing a new property lawyer. The excuse is that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a big named lender only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Portslade ?

Banks have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions point to the increase in fraud by way of justification for the cull – 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 claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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 have been told that property searches are the main cause of stalling in Portslade house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Portslade.

I am buying a new build apartment in Portslade. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Portslade

There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. 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.

I am using a search engine for the words cheap conveyancing in Portslade it brings up many solicitorsin the area. With so much choice what is the best way to find the right property lawyer for my move?

The best method of finding the right conveyancer is through a personal recommendation, so seek the counsel of friends and those you trust who have purchased a property in Portslade or the local estate agent or financial adviser. Charges for conveyancing in Portslade vary, so it's sensible to secure a minimum of four quotes from different property lawyers. Dont forget to clarify what costs in the quote includes.

Should I cancel the direct debit for my mortgage with Kent Reliance once a completion date for my home sale in Portslade has been agreed?

No, you must keep paying any mortgage payments to Kent Reliance until the mortgage is discharged from the proceeds of sale as part of your Portslade conveyancing.