I am selling my house in Farnham Common and the estate agent has just text me to advise that the buyers are switching solicitor. The excuse is that the bank will only engage with solicitors on their approved list. On what basis would a leading mortgage company only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Farnham Common ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders justify this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed 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 claims that it is hearing daily from firms that have been removed from panels. Plenty of firms 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 purchasers are not going to have any sway in the decision.

We are soon to complete on the purchase of a property in Farnham Common but as a consequence of damage from the recent storms I have was able negotiate reparation from the current proprietors of three thousand pounds taking the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract but Aldermore are not allowing this. Why were they approached?

Any property lawyer that is on a Aldermore conveyancing panel is required to advise Aldermore of any changes to the purchase price. If you were to refuse your solicitor to disclose the reduction to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new conveyancing practitioner for your conveyancing in Farnham Common.

We are purchasing a house and the conveyancer has mentioned Chancel Repair to which the house could be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly appropriate for conveyancing in Farnham Common

Unless a previous purchase of the house took place post 12 October 2013 you may expect lawyers delivering conveyancing in Farnham Common to continue to propose a a chancel search and or insurance against a claim.

I'm refinancing my primary property to a buy to let mortgage with Bank of Scotland and intend to use the remaining equity as a deposit on another property. The location we are interested in is Farnham Common. Will your conveyancers be able to act for both sets of banks and link together the two deals?

Make use of our search tool on this site to check that the solicitors are on the appropriate lender panels. Having checked that they are your conveyancer should be able to tie up the two conveyancing matters but you should talk with you solicitor and communicate your expectations and needs.

I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a house with a leasehold title in Farnham Common. Conveyancing advisers have are about to be instructed. Will they explain the issues?

Most houses in Farnham Common are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Farnham Common in which case you should be shopping around for a Farnham Common conveyancing practitioner and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer will appraise you on the various issues.

I invested in buying a ground floor flat in Farnham Common, conveyancing having been completed 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Farnham Common with an extended lease are worth £179,000. The ground rent is £65 yearly. The lease ceases on 21st October 2081

With 57 years left to run the likely cost is going to range between £26,600 and £30,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.