I am progressing with the sale of my home in Shortlands and the EA has just e-mailed to advise that the buyers are appointing a new law firm. The excuse is that the mortgage company will only deal with solicitors on their approved list. On what basis would a major mortgage company only work with specific solicitors rather the firm that they want to select for their conveyancing in Shortlands ?

Lenders have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Mortgage companies attribute this action to a rise in fraud as the reason for the pruning – 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 says it is being contacted daily by practices 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 buyers are unlikely to have any impact on this.

We're in Shortlands, First time buyers buying with a mortgage (lender is Aldermore , and our lawyer is on the Aldermore conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

What does commercial conveyancing in Shortlands cover?

Commercial conveyancing in Shortlands covers a wide range of guidance, offered by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

We're first time buyers - agreed a price, yet the estate agent informed us that the owners will only issue a contract if we use the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is accustomed to conveyancing in Shortlands

We suspect that the owner is not behind this request. If they require ‘a quick sale', alienating a genuine buyer is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your own,trusted Shortlands conveyancing firm - as opposed tothose that will provide the negotiator at the agency a referral fee or meet his conveyancing figures set by head office.

Looking forward to complete next month on a leasehold property in Shortlands. Conveyancing solicitors have said that they report fully tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Shortlands should include some of the following:

Ground rent - what is due and what the invoice dates are, and also know whether this will change in the future Where does the liability rest for repairing the window frames Who has the liability to repair and maintain the building. It is essential for you to know who is responsible the repair and maintenance of every part of the building Are pets allowed in the flat? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

Following months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Shortlands. Can we issue an application to the Residential Property Tribunal Service?

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

An example of a Freehold Enfranchisement decision for a Shortlands premises is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268