I am progressing with the sale of my flat in Stourbridge and the estate agent has just e-mailed to warn that the buyers are swapping conveyancer. The reason given is that the lender will only deal with solicitors on their approved list. On what basis would a major mortgage company only deal with certain law firms rather the firm that they want to choose for their conveyancing in Stourbridge ?

Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. 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 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. The buyers are unlikely to have any sway in the decision.

I am buying a house and the conveyancer has mentioned Chancel Repair for which the house may be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Stourbridge

Unless a previous purchase of the property took place post 12 October 2013 you can take it that lawyers conducting conveyancing in Stourbridge to continue to advocate a chancel search and or insurance against a claim.

Given that I will soon spend 450k on a two bedroom apartment in Stourbridge I wish to talk to a conveyancer about myconveyancing in advance of appointing the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your property ownership legalities in Stourbridge.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Stourbridge should be the figure that you are charged.

I am a negotiator for a reputable estate agency in Stourbridge where we have experienced a number of leasehold sales derailed as a result of short leases. I have been given conflicting advice from local Stourbridge conveyancing solicitors. Could you confirm whether the seller of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Stourbridge Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

What is the name of the managing agents? Does this lease have in excess of 85 years remaining? Is there a share of the freehold?

Do online conveyancing organisations cover everything a local Stourbridge solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Stourbridge?

Where you choose an online conveyancer they will cover all the tasks your Stourbridge conveyancer would cover.