I am in the process of selling my maisonette in Grasmere and the EA has just text me to warn that the buyers are switching conveyancer. I am told that this is due to the fact that the lender will only deal with property lawyers on their approved list. On what basis would a leading mortgage company only work with certain solicitors rather the firm that they want to select to handle their conveyancing in Grasmere ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some 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 impact on this.

I purchased a freehold residence in Grasmere but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Grasmere and has limited impact for conveyancing in Grasmere 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 have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who dealt with the conveyancing in Grasmere 5 years ago no longer exist. What are my options?

You no longer need to hold title original deeds to prove you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.

About to purchase a new build flat in Grasmere. Conveyancing is daunting 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 may expect your new-build leasehold conveyancing in Grasmere

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I'm converting the mortgage on my primary house to a buy to let loan with The Mortgage Works and intend to use the remaining equity as a deposit on further property. The area we are talking about is Grasmere. Will your solicitors be able to act for both sets of mortgage companies and tie in the two deals?

Do use our search tool on this site to check that the conveyancers are on the appropriate lender panels. Having checked that they are your conveyancer will be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and specify your expectations and requirements.