I am nearing exchange of contracts for my home in Mablethorpe and the EA has just e-mailed to warn that the purchasers are appointing a new law firm. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a major lender only work with specific law firms rather the firm that they want to appoint for their conveyancing in Mablethorpe ?

Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. No lender will say 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 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 unlikely to have any sway in the decision.

Why do I have to pay up front when it comes to conveyancing in Mablethorpe?

If you are buying a property in Mablethorpe your solicitor will request that you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the purchase price then this should be asked for shortly ahead of contracts are exchanged. The closing balance that is due should be transferred a couple of days ahead of the completion date.

My wife and I buying a terrace house in Mablethorpe. We would like to carry out a loft conversion at the property.Will the conveyancing process include investigations to ascertain if these alterations are permitted?

Your conveyancer should review the deeds as conveyancing in Mablethorpe can occasionally identify restrictions in the title deeds which prohibit certain alterations or need the consent of another owner. Many works need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.

How can we tell if a Mablethorpe conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Mablethorpe seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.

Skipton have agreed my home loan in principle, my offer on a property in Mablethorpe has been agreed to, what are the next steps?

The property agent will want to be advised as to your conveyancing practitioner's details (make sure the conveyancing practitioners are on the bank’s panel). Contact Skipton or the broker and finalise any appropriate paperwork. Skipton will sellect a valuer who will get in touch with the estate agent or seller to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Skipton will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Mablethorpe.

I am 18 days into a residential purchase having been referred to a firm by the selling agent to perform conveyancing in Mablethorpe. I am am extremely disappointed with the level of service. Could you you assist me in finding new lawyers?

They would have to be very poor in order to consider diss instructing them. Has the mortgage offer been sent? If so you will need to advise them of the replacement lawyer and get the mortgage documents are re-sent. The solicitor ideally should be on the mortgage company panel to avoid escalating expenses and complications. So that should be your starting point. Our search tool can help you find a lender approved solicitor for your conveyancing in Mablethorpe

What are your top tips when it comes to choosing a Mablethorpe conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Mablethorpe conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Mablethorpe conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

Can they put you in touch with clients in Mablethorpe who can give a testimonial? How many lease extensions has the firm completed in Mablethorpe in the last twenty four months?

Leasehold Conveyancing in Mablethorpe - A selection of Queries before buying

Are there any major works in the near future that will likely add a premium to the maintenance fees? You should want to find out as much as you can concerning the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to practical matters like the tidiness of the common parts. Ask prospective neighbours whether they are happy with their management. In conclusion, be sure you know the dates that you are obliged pay the service charge to the appropriate party and specifically what it includes. How much is the yearly service fee and ground rent?