I am 3 weeks into the sale of my home in Basildon and the EA has just e-mailed to advise that the buyers are changing their property lawyer. The excuse is that the lender will only work with solicitors on their approved list. On what basis would a major lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Basildon ?

Lenders have always had panels of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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. The buyers are unlikely to have any impact on this.

I have given 8 weeks notice to my current landlord and must be out of my rented property in Basildon by . Conveyancing for my house purchase is underway. Can I complete in three weeks as don't want to have to move into temporary accommodation?

It is unwise to serve notice on a rental unless your lawyer suggests that you should. If you have not previously done so, contact to your solicitor and request that they chase the sellers lawyers, try to get a realistic time scale from them that everyone will work towards

My partner and I are downsizing from our property in Basildon and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an online conveyancing outfit as opposed to a conveyancing solicitor in Basildon. Having lived in Basildon for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I acquired a garden flat in Basildon, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Basildon with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 50

You have 50 years unexpired we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

I note that you have a search directory listing law firms on the mortgage company conveyancing panel. Do Basildon conveyancing firms pay you a referral fee if I appoint them for my own conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Basildon.