I am one month into the sale of my ground floor flat in Sipson and the estate agent has just called to say that the purchasers are appointing a new solicitor. The reason given is that the bank will only engage with property lawyers on their approved list. Why would a major mortgage company only work with certain law firms rather the firm that they want to appoint to handle their conveyancing in Sipson ?

Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose 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. Your buyers are unlikely to have any sway in the decision.

Are you able to vouch for a Santander sanctioned Sipson conveyancing practice who can have us moved in within a short deadline? Am I best advised to unstruct a local Sipson solicitor or an online conveyancer?

We would be happy to suggest some excellent Sipson conveyancing firms. You can also walk up the high street in Sipson. Approach a couple of law practices and request to see a conveyancing solicitor for a fee estimate. Explain your expectations together with the reasons and ask for a commitment on speed. Appoint the lawyer that you trust.

I am assisting my aunt sell her flat in Sipson. Does the conveyancing solicitor commission an energy performance certificate or should I organise this?

Following the demise of Home Packs, energy assessments was maintained a required part of selling a house. An energy performance certificate must be commissioned before the property is placed on the market. This is not a task that lawyers ordinarily organise. If you are using a Sipson conveyancing lawyer they may help arrange energy assessments due to their contacts with long established local providers

A friend informed me that in buying a property in Sipson there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?

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

I am buying a victorian detached house in Sipson. The intention is to carry out an extension to the side at the property.Will legal work on the property involve enquiries to see if these alterations were previously refused?

Your property lawyer will check the deeds as conveyancing in Sipson will occasionally reveal restrictions in the title documents which prohibit categories of works or necessitated the permission of a 3rd party. Many extensions call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

We are buying a house and the solicitor has mentioned Chancel Repair for which the property may be liable because it falls into the area of such a church. She has mentioned insurance. Is this strictly necessary for conveyancing in Sipson

Unless a prior acquisition of the property took place post 12 October 2013 you could assume that lawyers delivering conveyancing in Sipson to continue to advocate a chancel search and or insurance against a claim.

How easy is it to switch conveyancer as I have to appoint one who is on the Lloyds TSB Bank conveyancing list. I was using a local conveyancing solicitor in Sipson round the corner but the firm is not accepted by Lloyds TSB Bank

We will our best to assist in finding you a conveyancing solicitor in Sipson on the Lloyds TSB Bank panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Sipson. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Sipson.