I am progressing with the sale of my home in Haslemere and the EA has just called to warn that the buyers are changing their law firm. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. On what basis would a leading mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Haslemere ?

Lenders have always had panels of law firms that can act for them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lenders blame a rise in fraud as the reason for the reduction – criteria have been stiffened 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 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. The buyers are not going to have any sway in the decision.

We are buying a new build apartment in Haslemere and my conveyancer is informing me that she has to the lender to disclose incentives from the developer. I am under pressure to exchange and my preference is not to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

My wife and I are buying a house in Haslemere. It might be a silly question but how we can trust a lawyer? At some point we have to put money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My conveyancer has informed me that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Haslemere conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

The mortgage over my property is with Barclays for my property in Haslemere. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?

Barclays must be informed of your intention before renting your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel firm.

About to purchase a new build flat in Haslemere. 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.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Haslemere

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.

I opted to have a survey done on a house in Haslemere prior to retaining lawyers. I have been told that there is a flying freehold element to the house. The surveyor has said that some lenders will not issue a mortgage on this type of property.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Haslemere. Conveyancing will be smoother if you use a solicitor in Haslemere especially if they regularly deal with such properties in Haslemere.