I am progressing with the sale of my house in Alvaston and the EA has just text me to warn that the purchasers are switching law firm. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. On what basis would a major mortgage company only work with certain law firms rather the firm that they want to select to handle their conveyancing in Alvaston ?

Mortgage companies have always had an approved set of law firms that can represent 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 more than 25 years.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. 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 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.

Me and my fiancee are acquiring our first home. Our conveyancer has contact usto enquire if we would like to take out extra conveyancing searches. We are really unsure what's relevant for conveyancing in Alvaston

The range of Alvaston conveyancing searches should be dictated primarily on the premises, the location, the possibility of any of these risks, your knowledge of the locality and risks, your general appetite to risk. What is important is that you properly comprehend what information the searches could give you. Then you can decide if you consider that you need that search. Should you be unsure, ask the property lawyer to recommend.

My bid for a property was accepted at auction in Alvaston. Conveyancing is required. What happens now?

Now that you are to in every practical sense signed on the dotted line you must find a conveyancing solicitor soon as you are facing a fast approaching a drop dead date to complete the property. An auction property will ordinarily have a corresponding auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the legal papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must hand this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

We expect to receive a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Alvaston solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Alvaston solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

Planning on purchasing a apartment in Alvaston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Alvaston property lawyer is on the Santander conveyancing panel.

What will a local search tell me concerning the house I am purchasing in Alvaston?

Alvaston conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every Alvaston conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

About to purchase a new build flat in Alvaston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Alvaston

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.