I am one month into the sale of my maisonette in Bubwith and the EA has just e-mailed to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the bank will only engage with solicitors on their conveyancing panel. On what basis would a big named lender only work with specific lawyers rather the firm that they want to choose for their conveyancing in Bubwith ?

Lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions 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. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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. Your buyers are not going to have any sway in the decision.

I am the registered owner of a freehold premises in Bubwith yet invoiced for rent, why is this and what is this?

It is rare for properties in Bubwith and has limited impact for conveyancing in Bubwith but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Bubwith?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Bubwith. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one near me in Bubwith I like with a park and railway links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Bubwith in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a home loan the remaining unexpired lease term will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

In scouring the internet for the words cheap conveyancing in Bubwith it shows results of many solicitorsin the area. How do I determine which is the right solicitor for my move?

The preferential way of seeking a suitable conveyancer is via trusted recommendation, so ask friends and family who have bought a property in Bubwith or the reputable estate agent or financial adviser. Fees for conveyancing in Bubwith vary, so it's sensible to request at least three estimates from different conveyancers. Dont forget to clarify what costs in the quote includes.