I am in the process of selling my house in Whiston and the EA has just called to say that the buyers are changing their property lawyer. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only engage with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Whiston ?

Lenders have always had an approved set of law firms they are willing to work with, but in the past 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 more than 25 years.

Lenders justify this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say 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. 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 purchasers are not going to have any sway in the decision.

The estate agent has sent us the confirmation of our purchase of a new build flat in Whiston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Whiston

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I am looking into buying my first house which is in Whiston and I am already nervous. I couldn't find anything specific about Whiston. Conveyancing will be needed in due course but do you know about the Whiston area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Whiston. In the meantime here are some basic statistics that we found

I am 18 days into a residential purchase having been referred to conveyancers by the local agent to handle our conveyancing in Whiston. I am am starting to be frustrated with the quality of service. Could you help me find new conveyancers?

They would have to be really bad to suggest diss instructing them. Has your loan offer been issued? If so you need to advise them of the new contact details and have the loan are re-issued. Your new conveyancer should be on the lenders approved list to avoid supplemental charges and complications. That should be your starting point. The search tool can help you find a bank approved conveyancer for your conveyancing in Whiston

Whiston Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

How many of the leaseholders are in arrears for their service charge payments? The best form of lease arrangement is if the freehold reversion is in the ownership of the leaseholders. In this scenario the leaseholders enjoy control and although a managing agent is often retained if it is bigger than a house conversion, the managing agent employed by the leaseholders. Is the freehold owned collectively by the tenants?