I am nearing exchange of contracts for my maisonette in Tadley and the EA has just e-mailed to say that the buyers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a leading lender only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Tadley ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the reduction – 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 claims that it is being contacted daily by practices 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. The purchasers are not going to have any sway in the decision.

IfI were to purchase a simple residential propertyin Tadley mortgage fee and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in Tadley?

Any savings you would make will be limited to the costs for searches. A solicitor still be obliged to do everything else - money laundering, correspond with your sellers conveyancing practitioner, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a mortgage but it won't be a lot.

we are a couple who are purchasing a purpose built apartment in Tadley with a mortgage from Aldermore.We have a Tadley conveyancing practitioner but Aldermore says her practice is not listed on their approved list of member firms. We have to appoint a Aldermore panel firm or retain our local solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan offered to you contains terms and conditions, one of which will be that lawyers will be on the Aldermore approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Aldermore

I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Tadley. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?

The majority of houses in Tadley are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Tadley so you should seriously consider looking for a Tadley conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your lawyer will appraise you on the various issues.

Leasehold Conveyancing in Tadley - Examples of Questions you should ask Prior to buying

What is the maintenance charge and ground rent on the flat? Is anyone aware of any major works in the planning that could increase the maintenance fees? Who is in charge of the building?

We are considering appointing an online conveyancing practitioner ahead of a Tadley conveyancing practice. Should I ‘stay local’?

There are advantages of being able to pop in to a local Tadley conveyancing solicitor for example

• signing documents same day
• sometimes being able to speak to someone face-to-face can make a huge difference, particularly for more complex house moves
• the ability to complain if matters go pear-shaped

When comparing quotes, look out for hidden extras. Most decent Tadley high street solicitors give an all-inclusive figure. Often online companies seem to offer low cost prices, but have burried 'extras' in the fine print.