I am nearing exchange of contracts for my house in Westbury Park and the EA has just telephoned to advise that the purchasers are appointing a new law firm. The excuse is that the bank will only work with property lawyers on their approved list. Why would a big named mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Westbury Park ?

Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. 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 buyers are unlikely to have any sway in the decision.

Can your site be used to find a Conveyancing solicitor in Westbury Park even where I’m not purchasing or selling a house, for instance if I intend to buy an office in Westbury Park with a mortgage from Santander?

Our search tool is predominantly there to select domestic conveyancing solicitors in Westbury Park but we have listed towards the end of this page a selection of Westbury Park commercial conveyancing firms. You will need to enquire with the solicitors directly to see if they are also authorised to represent Santander

I have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to use a Westbury Park based conveyancing firm?

Do check but the the likelihood is that allocate you one of their panel lawyers should you accept the "fee-free" deal. Contact the bank and explore if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Westbury Park.

The deeds to my property are lost. The solicitors who conducted the conveyancing in Westbury Park 10 years ago are no longer around. What do I do?

You no longer need to hold title deeds to evidence that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.

I am looking for a ground for flat up to £235,500 and identified one round the corner in Westbury Park I like with amenity areas and railway links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Westbury Park in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.