I am nearing exchange of contracts for my flat in Bamber Bridge and the EA has just called to warn that the buyers are appointing a new solicitor. The reason given is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a major mortgage company only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Bamber Bridge ?

Mortgage companies have always had an approved set of law firms that can act for them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Banks point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. 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 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 buyers are not going to have any impact on this.

How does conveyancing in Bamber Bridge differ for new build properties?

Most buyers of new build residence in Bamber Bridge come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Bamber Bridge typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bamber Bridge or who has acted in the same development.

How difficult is it to switch solicitor as I have to select one who is on the conveyancing panel. I had appointed a family conveyancing solicitor in Bamber Bridge round the corner but the firm is not accepted by

We will our best to assist in finding you a conveyancing solicitor in Bamber Bridge on the panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Bamber Bridge. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Bamber Bridge.

I need to instruct a conveyancing solicitor for some conveyancing in Bamber Bridge. I've discover a web site which appears to be the ideal solution If there is a chance to get all this stuff completed via web that would be preferable. Do I need to be concerned? 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?

There are only Sixty One years remaining on my flat in Bamber Bridge. I now want to extend my lease but my freeholder is can not be found. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the freeholder. On the whole a specialist should be helpful to try and locate and prepare an expert document which can be used as evidence that the landlord can not be located. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the application to the County Court overseeing Bamber Bridge.

I am the registered owner of a leasehold flat in Bamber Bridge, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Bamber Bridge with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 50

You have 50 years left to run the likely cost is going to span between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.