I am in the process of selling my flat in Wormwood Scrubs and the estate agent has just e-mailed to warn that the buyers are changing their conveyancer. The reason given is that the bank will only engage with solicitors on their approved list. On what basis would a major lender only deal with certain law firms rather the firm that they want to select for their conveyancing in Wormwood Scrubs ?

Banks have always had an approved set of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Lenders point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose 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. 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. Your purchasers are not going to have any impact on this.

I am buying a flat and need a conveyancing solicitor in Wormwood Scrubs who is on the Accord Mortgages Ltd solicitor. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Accord Mortgages Ltd in certain locations such as Wormwood Scrubs. We dont recommend any particular firm.

A friend advised me that in buying a property in Wormwood Scrubs there could be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?

There are anumerous of properties in Wormwood Scrubs which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Wormwood Scrubs should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can I be sure that the Wormwood Scrubs conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Wormwood Scrubs obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.

We have agreed to purchase a house in Wormwood Scrubs. One unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Santander your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties nationwide and is not limited to Wormwood Scrubs.

What are your top tips when it comes to appointing a Wormwood Scrubs conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Wormwood Scrubs conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Wormwood Scrubs conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:

Can they put you in touch with clients in Wormwood Scrubs who can give a testimonial? What are the charges for lease extension work?

I am the registered owner of a garden flat in Wormwood Scrubs. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?

Most definitely. We can put you in touch with a Wormwood Scrubs conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Wormwood Scrubs property is 23 & 23A Collingbourne Road in June 2013. Tribunal was dealing with the assessment of the value of the freehold reversion and determination of the terms of the acquisition pursuant to an Order of District Judge Lightman dated 25 February 2013 vesting the freehold interest in the property in the applicant. The tribunal assessed the price of the freehold (to which any arrears or other sums due to the missing landlord under the leases should be added) at £81,638. This case related to 2 flats. The number of years remaining on the existing lease(s) was 64.5 years.

My wife and I have agreed a price on a Wormwood Scrubs flat left to us six years ago in 2011. I have over ten years conveyancing experience and, although retired, wish to undertake my own conveyancing. The purchaser's conveyancer has informed me that their building society will not allow us to do our own conveyancing mandating that the funds to be sent to a solicitor's bank account.

Lending requirements to conveyancers from all mainstream lenders state that If the seller is not legally represented the borrower's lawyers should check whether the lender needs to be informed so that a decision can be made as to whether they are prepared to progress.