I am in the process of selling my ground floor flat in Halesworth and the EA has just e-mailed to say that the buyers are changing their law firm. The excuse is that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a major lender only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Halesworth ?

UK lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some 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. The buyers are unlikely to have any sway in the decision.

Due to the input of my in-laws I had a survey completed on a property in Halesworth ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend not give a loan on this type of premises.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Halesworth. Conveyancing will be smoother if you use a solicitor in Halesworth especially if they are familiar with such properties in Halesworth.

In sourcing the internet for the words on line conveyancing in Halesworth it reveals many solicitorsin the vicinity. With so much choice what is the best way to find the right conveyancer for the sale of my house?

The preferential way of finding the right conveyancer is via personal recommendation, so seek the opinion of colleagues and those you trust who have acquired a property in Halesworth or a reputable estate agent or financial adviser. Fees for conveyancing in Halesworth differ, so it's sensible to obtain at least three fee calculations from varying types of solicitors. Make sure that you clarify what costs in the quote includes.

Halesworth Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing

Is there a share of the freehold? The answer will be helpful as a) areas may cause problems for the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the leasehold owners have an issue with the running of the building you will need to know about it How many of the leaseholders are in arrears for their maintenance charge payments?

I am expecting to complete on the purchase a property in Halesworth but as a consequence of wreckage from the recent storms I have negotiated compensation from the owner of four thousand pounds in the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process yet my lender will not permit this. Should they have been involved?

The being on the mortgage company conveyancing panel is obliged to disclose to the bank of any changes to the sale price. In the event that you prohibit your to report the reduction to your bank then they would have to discontinue acting for you and the lender.