I am in the process of selling my house in Selhurst and the EA has just text me to warn that the purchasers are switching solicitor. The reason given is that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a leading lender only work with specific law firms rather the firm that they want to choose for their conveyancing in Selhurst ?

UK lenders have always had panels of law firms that can act for them, but in the past few 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 over 25 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 maintain. Banks tend not to disclose 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. 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. The purchasers are not going to have any sway in the decision.

What is the first thing I need to know regarding purchase conveyancing in Selhurst?

Not many law firms or advisers will tell you this but conveyancing in Selhurst or throughout South London is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and other parties involved in the home moving process. For example, the vendor, property agent and on occasion a lender. Appointing a solicitor for your conveyancing in Selhurst should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose role it is to protect your legal interests and to keep you safe.

Every so often a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your lawyer is wrong. Or your financial adviser may tell you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am using a search engine for the words on line conveyancing in Selhurst it shows results of many conveyancersin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?

The preferential way of finding a suitable conveyancer is through a personal recommendation, so enquire of colleagues and relatives who have purchased a property in Selhurst or a reputable estate agent or financial adviser. Costs for conveyancing in Selhurst differ, so it's sensible to request at least four estimates from varying types of law firms. Make sure that you clarify what costs in the quote includes.

I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Selhurst conveyancing firm to act on my behalf?

Most definitely. We are happy to put you in touch with a Selhurst conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Selhurst residence is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The unexpired term was 26.38 years.

What makes a Selhurst lease problematic?

There is nothing unique about leasehold conveyancing in Selhurst. Most leases are individual and legal mistakes in the legal wording can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Norwich and Peterborough Building Society, and TSB all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.

Are there any apps to help find a Selhurst conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the conveyancer.

Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Selhurst and you will see a number of lawyer located nearest Selhurst. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.