I am progressing with the sale of my apartment in Forty Hill and the EA has just e-mailed to say that the purchasers are swapping law firm. The reason given is that the mortgage company will only deal with solicitors on their approved list. On what basis would a major lender only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Forty Hill ?

UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say 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 purchasers are unlikely to have any impact on this.

Finally the sale completed on my house in Forty Hill last February yet the purchaser is Skype messaging every few hours to moan that her lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?

Following your disposal your lawyer should send the transfer documentation and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also confirm that the home loan has been redeemed to the buyers solicitors. There are no post completion procedures just for conveyancing in Forty Hill.

My colleague advised me that where I am buying in Forty Hill I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Forty Hill conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Forty Hill around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Forty Hill Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Forty Hill Education with maps and statistics, Local Amenities and other useful information concerning Forty Hill.

I am buying a new build apartment in Forty Hill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Forty Hill

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. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

What are the differing property related services that Forty Hill conveyancing organisations undertake?

Most Forty Hill conveyancing organisations will carry out a wide sphere of services to home and land proprietors, sellers, first time buyers, landlords and leaseholders such as:

Residential sale conveyancing in Forty Hill or nationwide Private residential purchase conveyancing in Forty Hill and throughout England and Wales Auction disposal and purchase conveyancing in Forty Hill and further afield purchase, disposal and subdivision of land Remortgaging arrangements Transfers of Equity - changing ownership into joint or sole names