I am selling my flat in Caversham Heights and the estate agent has just e-mailed to say that the purchasers are swapping conveyancer. I am told that this is due to the fact that the lender will only engage with property lawyers on their conveyancing panel. Why would a big named lender only engage with specific law firms rather the firm that they want to select for their conveyancing in Caversham Heights ?

Banks have always had panels of law firms they are content to work with, but in the past 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.

Lending institutions blame a rise in fraud by way of justification for the cull – criteria have been stiffened 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 says 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 not going to have any sway in the decision.

Please explain the implications if my lawyer’s firm is removed from the Conveyancing panel ahead of completing my conveyancing in Caversham Heights?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

How does conveyancing in Caversham Heights differ for new build properties?

Most buyers of new build property in Caversham Heights approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Caversham Heights tend to 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 used to new build conveyancing in Caversham Heights or who has acted in the same development.

My husband and I are new to the buying process - had an offer accepted, but the property agent advised that the owners will only proceed if we use the agent's preferred lawyers as they want an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in Caversham Heights

We suspect that the seller is unaware of this request. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to use your own,trusted Caversham Heights conveyancing firm - not the ones that will provide their estate agent a introducer fee or hit his conveyancing targets pre-set by senior management.

My step-mother purchased her house in Caversham Heights 7 years past. She has been married, divorced and has recently married again. She intends to sell the house next summer. I think she will simply be asked to supply copies of her marriage certificates to the but she is anxious it will hold up the sale of the property. Should she instruct a to update the land title documents for the house?

You are not required to update the register on the basis that you have the proof needed to demonstrate how the name change resulted.

The purchaser’s should examine the registered entries and ask for evidence by way of proof of the name change e.g. marriage documentation.