I am nearing exchange of contracts for my house in Eastleigh and the EA has just telephoned to say that the buyers are appointing a new property lawyer. The excuse is that the bank will only engage with solicitors on their conveyancing panel. Why would a big named mortgage company only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Eastleigh ?

Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose 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. Your buyers are unlikely to have any sway in the decision.

When reading mumsnet.com for a cheap lawyer in Eastleigh, many advise that I must instruct a CQS accredited lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures through the scheme protocol the standard includes numerous partnerships who conduct conveyancing in Eastleigh.

I have been told that property searches are the primary cause of delay in Eastleigh house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Eastleigh.

Just had an offer accepted on a new build apartment in Eastleigh. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Eastleigh

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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

My husband and I are FTB’s - had an offer accepted, yet the property agent informed us that the vendor will only issue a contract if we appoint their preferred solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Eastleigh

It is improbable the sellers are driving this. Should the owner want ‘a quick sale', turning down a genuine buyer is counter productive. Contact the sellers directly and make sure they understand (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Eastleigh conveyancing solicitors - not the ones that will earn the negotiator at the agency a introducer fee or hit his conveyancing thresholds demanded by senior management.