I am nearing exchange of contracts for my flat in Workington and the EA has just telephoned to advise that the purchasers are changing their conveyancer. The excuse is that the lender will only engage with solicitors on their approved list. On what basis would a big named lender only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Workington ?

Banks have always had panels of law firms that can act for them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been tightened 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. 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 buyers are unlikely to have any sway in the decision.

I decided to have a survey completed on a house in Workington prior to retaining conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to give a mortgage on such a property.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Workington. Conveyancing may be slightly more expensive based on your lender's requirements.

How does the Landlord & Tenant Act 1954 affect my business property in Workington and how can your lawyers assist?

The particular law that you refer to affords a safeguard to commercial lessees, giving them the legal entitlement to apply to court for a renewal tenancy and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Workington is one of the numerous areas of the UK in which our lawyers are based

I need to instruct a conveyancing solicitor for purchase conveyancing in Workington. I have discover a site which appears to be the ideal answer If it is possible to get all formalities completed via web that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am looking at a couple of maisonettes in Workington both have approximately forty five years remaining on the leases. Will this present a problem?

A lease is a legal document that entitles you to use the premises for a period of time. As a lease shortens the marketability of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is advisable to extend the lease term. It is often difficult to sell a property with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease extension can be a difficult process. We recommend you get professional help from a conveyancer and surveyor with experience in this area.

Workington Conveyancing for Leasehold Flats - A selection of Queries before buying

Who is in charge of the block? Does the lease include onerous restrictions? Make sure you enquire if the the lease includes any unreasonable restrictions in the lease. For example plenty of leases prohibit pets being allowed in in a block in Workington. If you like the apartmentin Workington but your dog can’t make the move with you then you will be faced difficult determination.