I am in the process of selling my house in Barlaston and Tittensor and the estate agent has just called to say that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a leading lender only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in Barlaston and Tittensor ?

Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been tightened 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 says it is hearing daily from firms 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. Your buyers are unlikely to have any impact on this.

Are you able to recommend a Barclays approved Barlaston and Tittensor conveyancing firm who can have us moved in within 10 days? Would it be better to use a high street Barlaston and Tittensor firm or an online comparison site?

We can recommend some very good Barlaston and Tittensor conveyancing firms. You can also walk up the high street in Barlaston and Tittensor. Go in to a couple of law practices and ask to see a conveyancing solicitor for a fee estimate. Mention your deadline together with your reasons and ask for a commitment on your deadline. Select the one that you trust.

Our lender has recommended solicitors on their panel based in Barlaston and Tittensor but I would rather instruct a conveyancing lawyer in Barlaston and Tittensor round the corner to me. Are you able to help?

Far from all Barlaston and Tittensor conveyancing solicitors are on all banks conveyancing panel. Use our find an approved solicitor tool to identify a Barlaston and Tittensor conveyancing firm on the on the bank panel.

I need some fast conveyancing in Barlaston and Tittensor as I am under pressure to sign on the dotted line in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?

As you are are a mortgage free buyer you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Barlaston and Tittensor the following are instances of what can appear and therefore affect the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...

Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one close by in Barlaston and Tittensor I like with a park and station in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Barlaston and Tittensor in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a home loan the shortness of the lease will likely be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.