I am selling my apartment in Mapperley and the EA has just called to say that the buyers are switching conveyancer. The excuse is that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a major mortgage company only work with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Mapperley ?

UK lenders have always had panels of law firms they are content to work with, 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 worked with them for more than 15 years.

Lenders blame a rise in fraud by way of justification for the reduction – criteria have been narrowed 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 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. The buyers are unlikely to have any sway in the decision.

I require expedited conveyancing in Mapperley as I have an ultimatum to complete in less than 2 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?

As you are are a cash buyer you have the choice not to have searches carried out although no solicitor would recommend that you don't. With lots of history conveyancing in Mapperley the following are examples of what can crop up and adversely impact the marketability of the property: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...

Just had an offer accepted on a new build apartment in Mapperley. 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 is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Mapperley

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. 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 need to instruct a conveyancing solicitor for purchase conveyancing in Mapperley. I have chance upon a web site which seems to have the perfect answer If it is possible to get all this stuff completed via phone that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I need to find a bank panel solicitor in Mapperley. Could you help me?

It is not clear why you need a Mapperley panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Mapperley are on their panel . If you do find such a firm in Mapperley not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site