I am progressing with the sale of my house in Long Buckby and the EA has just telephoned to advise that the purchasers are switching property lawyer. The excuse is that the bank will only engage with solicitors on their approved list. On what basis would a big named mortgage company only engage with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Long Buckby ?

Lenders have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. 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 being contacted daily by practices 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 purchasers are unlikely to have any impact on this.

Due to move into my new home in Long Buckby next Tuesday. My property lawyer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the bank expect the insurance to cover?

All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in Long Buckby.

My partner and I are selling our house in Long Buckby and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Long Buckby conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Long Buckby. Having lived in Long Buckby for six years we know of no issue. Should we contact our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Just bought a detached house in Long Buckby , What is the estimated time for the Land Registry to record my ownership? My Long Buckby conveyancing solicitor works at snail pace, so I want to check the registration is dealt with.

As far as conveyancing in Long Buckby is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry need to notify any interested persons or bodies. At present roughly three quarters of such applications are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Historically registration is effected once the buyer is living at the property so an expedited registration is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.

I am on look out for some leasehold conveyancing in Long Buckby. Before diving in I would like to find out the remaining lease term.

Assuming the lease is registered - and almost all are in Long Buckby - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Long Buckby - Sample of Questions you should ask before buying

In the main the outlay for major works are not wrapped into the maintenance charges, although some managing agents in Long Buckby ask leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance. This information is important as a) areas can cause problems for the building as the common areas may begin to deteriorate where maintenance remain unpaid b) if the tenants have a dispute with the running of the building you will want to have complete disclosure It would be a good idea to investigate if there are any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Long Buckby. If you like the apartmentin Long Buckby but your cat can’t live with you then you have a very difficult decision.