I am nearing exchange of contracts for my maisonette in Buxton and the estate agent has just text me to advise that the buyers are switching conveyancer. The excuse is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a leading mortgage company only deal with specific lawyers rather the firm that they want to select for their conveyancing in Buxton ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few 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 decades.

Mortgage companies attribute this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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. The purchasers are not going to have any impact on this.

Is it possible to change solicitor as I need to choose one who is on the Alliance & Leicester conveyancing list. I was using a local conveyancing solicitor in Buxton five minutes from me but he is not approved by Alliance & Leicester

We will our best to assist in finding you a conveyancing solicitor in Buxton on the Alliance & Leicester panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Buxton. Using search facility on this page, you can scrutinise fees for conveyancing solicitors in Buxton and throughout England and Wales.

My husband and I are a couple of weeks into a freehold purchase having been recommend to conveyancers by the high street agent to execute conveyancing in Buxton. I am not happy. Can you help me find new lawyers?

They would have to be really poor to suggest replacing them. Has the mortgage offer been issued? If so you will need to advise them of the new contact details and have the mortgage documents are re-issued. The conveyancer should be on the mortgage company panel to avoid added fees and complications. That should be your starting point. Our search tool can help you find a bank approved conveyancer for your home move in Buxton

Expecting to exchange soon on a leasehold property in Buxton. Conveyancing lawyers assured me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Buxton should include some of the following:

The unexpired lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of the 80 year mark Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Does the lease require carpeting throughout thus preventing wood flooring? It needs to be made clear to you if the lease permits you to add or upgrade anything in the premises- you must be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether permission is required Responsibility to repair and maintain the building. It is essential that you know who is liable for the repair and maintenance of all parts of the block and communal areas

I acquired a ground floor flat in Buxton, conveyancing having been completed in 2003. Can you work out an approximate cost of a lease extension? Comparable flats in Buxton with over 90 years remaining are worth £202,000. The ground rent is £60 invoiced every year. The lease finishes on 21st October 2081

With only 56 years unexpired we estimate the premium for your lease extension to be between £29,500 and £34,000 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns 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 before getting professional advice.

How much experience do your Buxton conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Buxton conveyancing lawyers help thousands of people move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Buxton conveyancers have worked on recent similar matters.