I am selling my apartment in Worplesdon and the estate agent has just called to say that the buyers are switching property lawyer. The reason given is that the lender will only work with property lawyers on their approved list. Why would a big named mortgage company only engage with certain solicitors rather the firm that they want to choose for their conveyancing in Worplesdon ?

UK lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lenders point to the increase in fraud by way of justification for the reduction – 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 being contacted daily by practices that have been removed from panels. Plenty of firms 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 impact on this.

Please help. My Worplesdon conveyancer is informing me me that he has toapply for Worplesdon conveyancing searches asthe firm are on the Lloydssolicitor panel. Do I not have a choice here?

You have limited options available to you. As you are obtaining a home loan with a mortgage company your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Worplesdon conveyancing searches.

Is there a reason why leasehold purchase conveyancing in Worplesdon is more expensive?

The conveyancing fees on a leasehold property in Worplesdon is often greater than on a freehold transaction. This is because there is an amount of supplemental time necessary in communicating with the landlord and managing agents to collate the information concerning whether the rent and service fee have been paid and whether there are any significant expenditure in the near future on repairs or maintenance of the building.

I am looking for a ground for flat up to £235,500 and identified one round the corner in Worplesdon I like with a park and station in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Worplesdon suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

I am hoping to purchase a repossessed house in Worplesdon and the mortgagee in possession require completion within 28 days. Do meet that timeframe? Am I best advised to select a high street Worplesdon firm or an online organisation that advertises to complete quickly?

Visit your Worplesdon shopping parade. Go in to 3 firms and request to talk to a conveyancing solicitor for a quote. Discuss your situation and try and obtain a commitment on deadlines. Select the firm that appears most genuine. You need to select a on the panel of approved by your mortgage company.