I am selling my flat in Quedgeley and the estate agent has just e-mailed to warn that the buyers are changing their conveyancer. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Quedgeley ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed 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 as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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 buyers are not going to have any sway in the decision.

Is there a reason why leasehold purchase conveyancing in Quedgeley is more expensive?

Quedgeley leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I had a mortgage agreed in principle with Aldermore. Quedgeley conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from Aldermore?

Some lenders take longer than others. Have Aldermore completed the valuation? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The formalities of my remortgage has taken place for my property in Quedgeley. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

RBS have agreed my mortgage in principle, my offer on a apartment in Quedgeley has been accepted, what are the next steps?

Your property agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s approved list). Telephone RBS or the broker and complete any relevant paperwork. RBS will sellect a valuer who will get in touch with the estate agent or vendor to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. RBS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Quedgeley.

Over the last few months I have been searching for a ground for flat up to £305k and identified one round the corner in Quedgeley I like with open areas and railway links nearby, however it only has 52 years unexpired on the lease. There is not much else in Quedgeley suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a home loan that many years will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

Our lenders have just issued us with a mortgage offer. We are using a local conveyancer in Quedgeley last week. Today, our financial adviser contacted us saying that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the mortgage company had a say Is this allowed?

You are at liberty to appoint any lawyer you want to appoint for your conveyancing in Quedgeley however if they are not on the your bank's approved list you must incur an extra fee so the mortgage company can appoint their own conveyancer too. It may be possible your solicitor may apply to get added to the bank list of approved firms. You can use online search facilities such as lenderpanel.com to find a conveyancing solcitor in Quedgeley on the bank panel. You can go into your local mortgage company branch in Quedgeley. They can recommend conveyancing solicitors in Quedgeley on the approved list.