I am progressing with the sale of my flat in Wilsden and the estate agent has just text me to advise that the buyers are changing their solicitor. The excuse is that the lender will only work with property lawyers on their approved list. On what basis would a leading lender only engage with certain law firms rather the firm that they want to choose to handle their conveyancing in Wilsden ?

UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Mortgage companies attribute this action to a rise in fraud as the reason for the pruning – criteria have been narrowed 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 hearing daily from firms 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. Your purchasers are not going to have any sway in the decision.

Will our lawyer be raising enquiries regarding flooding during the conveyancing in Wilsden.

Flooding is a growing risk for solicitors carrying out conveyancing in Wilsden. Plenty of people will buy a property in Wilsden, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Wilsden. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to find out whether the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser could commence a claim for damages as a result of such an misleading answer. A buyer’s lawyers should also order an environmental search. This should indicate whether there is any known flood risk. If so, further investigations will need to be initiated.

Are there restrictive covenants that are commonly picked up during conveyancing in Wilsden?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Wilsden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Is it best to choose a Wilsden conveyancing practitioner in close proximity to the house I am purchasing? An old friend can conduct the legal formalities however her office is 400kilometers drive away.

The primary upside of using a high street Wilsden conveyancing practice is that you can attend the office to sign paperwork, deliver your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were content that should surpass using an unfamiliar Wilsden conveyancing lawyer just because they are Wilsden based.

I pay a maintenance fee for my flat in Wilsden. As a result of flawed financial planning I fell behind with remittance. The management company agreed a payment schedule but there is still around £2000 currently outstanding.

I am under pressure to sell and I am concerned this could hold me back if I have to settle the amount due in advance. Do I have to settle before - is this practicable?

You should check with the conveyancer carrying out your Wilsden conveyancing but one option may be to agree for the arrears to be passed to the buyers. The sale price due would be reduced to reflect the amount of debt they assume. They would then pay the fees after completion of the purchase.