I am progressing with the sale of my house in Beddau and the EA has just called to advise that the purchasers are switching property lawyer. The excuse is that the lender will only engage with solicitors on their conveyancing panel. Why would a big named lender only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Beddau ?

Mortgage companies have always had panels of law firms that can represent them, but in recent 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 more than 15 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. 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. 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 unlikely to have any impact on this.

We are about to sign contracts for a property in Beddau. We have hit a stumbling block. Our loan offer with Barnsley Building Society expires on 6/5/2025 but the vendors are suggesting a completion date of 8/5/2025. Is it possible to extend the loan expiry date?

The person best placed to address this concern is your solicitors who will calculate whether they corresponding with the lender, owner’s solicitors, selling agents or possibly all three based on the circumstances your conveyancing as of today.

We are purchasing a house and the lawyer has mentioned Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this really required for conveyancing in Beddau

Unless a prior purchase of the house took place after 12 October 2013 you may expect lawyers handling conveyancing in Beddau to remain recommending a chancel search and or chancel repair liability policy.

I used Arc property Solicitors a few years ago for my conveyancing in Beddau. I now require my papers but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beddau of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does the Landlord & Tenant Act 1954 affect my business premises in Beddau and how can you help?

The 1954 Act provides security of tenure to commercial lessees, giving them the dueness to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Beddau