I am in the process of selling my apartment in Westerham and the estate agent has just called to warn that the buyers are appointing a new law firm. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. On what basis would a major mortgage company only deal with certain lawyers rather the firm that they want to choose for their conveyancing in Westerham ?

Mortgage companies have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders attribute this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say 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. 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 unlikely to have any impact on this.

I am hoping to move into my new home in Westerham next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in Westerham.

I require expedited conveyancing in Westerham as I am under a deadline to complete inside one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?

As you are not obtaining a mortgage you have the choice not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Westerham the following are instances of what can arise and therefore affect future mortgageability: Enforcement Actions, Outstanding Fees, Overdue Grants, Road Schemes,...

In scouring the web for the phrase cheap conveyancing in Westerham it reveals many conveyancersin the vicinity. How do I determine which is the suitable conveyancing solicitor for purchase transaction?

The preferential method of finding a suitable conveyancer is via personal recommendation, so enquire of friends and those you trust who have purchased a property in Westerham or a reputable estate agent or financial adviser. Costs for conveyancing in Westerham differ, so it's a good idea to obtain at least three estimates from different solicitors. Dont forget to clarify what costs in the quote includes.

New build sellers have put forward a conveyancer and I've sought an estimate from them. It's almost £300 less expensive than my own Westerham property lawyer. What's the catch?

Developers frequently have lists of conveyancing practitioners who expedite matters and who know the seller’s contract and property lawyer. Plenty of developers offer an inducement to use their approved lawyer for this reason, any increased charges can be avoided and a builder won't put forward a conveyancing warehouse and run the risk of having the transaction delayed when they demand an exchange within a tight deadline. A counter-argument for not agreeing to use the recommended conveyancer is that they may prove hesitant to 'push' your interests for fear of alienating the sellers. Where you have concerns that this may be the case you should remain with your local Westerham lawyer.