I am progressing with the sale of my apartment in Woore and the estate agent has just text me to warn that the purchasers are changing their solicitor. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only work with specific solicitors rather the firm that they want to select for their conveyancing in Woore ?

UK lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lenders point to the increase in fraud as the reason 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. Plenty of firms 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 purchasers are not going to have any sway in the decision.

Me and my partner are due to exchange on the purchase of a house in Woore but as a result of damage from a small fire at the property I have managed to agree compensation from the owner in the sum of six thousand pounds taking the form of a reduction in the price. This was going to be addressed as part of the conveyancing process however will not agree to this. Why were they notified?

Your that is on a approved list is required to advise of any variations to the sale price. If you prohibit your to disclose the price change to then they would have to discontinue acting for you. In addition, and you would have to appoint a new for your conveyancing in Woore.

Why is leasehold purchase conveyancing in Woore is more expensive?

Woore leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

In scouring the web for the phrase cheap conveyancing in Woore it reveals many solicitorsin the vicinity. How do I determine which is the right conveyancer for my move?

The ideal method of seeking the right conveyancer is through a personal testimonial, so seek the counsel of friends and relatives who have acquired a property in Woore or a reputable estate agent or financial adviser. Charges for conveyancing in Woore differ, so it's sensible to request at least four estimates from varying types of law firms. Dont forget to clarify what costs in the quote includes.

I have just started marketing my basement flat in Woore. Conveyancing has not commenced, but I have just received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you discharge the service charge as you normally would as all rents and service invoices should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I acquired a garden flat in Woore, conveyancing was carried out in 1995. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Woore with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 50

With 50 years left to run we estimate the price of your lease extension to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously 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.