I am nearing exchange of contracts for my apartment in Ollerton and the EA has just text me to say that the buyers are swapping conveyancer. The reason given is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a leading lender only engage with certain law firms rather the firm that they want to appoint for their conveyancing in Ollerton ?

Lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been narrowed 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 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 impact on this.

Our bank has suggested a law firm on their panel based in Ollerton but I would rather use a conveyancing lawyer in Ollerton round the corner to me. Can you help?

The minority of Ollerton conveyancing practitioners are on all banks conveyancing panel. Do make use of the above search tool to find a Ollerton conveyancing solicitor on the on the lender panel.

I'm purchasing my first flat in Ollerton benefiting from help to buy. The sellers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not to tell my solicitor about the extras as it would impact my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been sourcing a conveyancing solicitor in Ollerton for my home move. Is it possible to review a firm’s complaints history with the legal regulator?

You can see published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.

I've recently bought a leasehold property in Ollerton. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Ollerton Leasehold Conveyancing - A selection of Queries before buying

You should want to discover as much as possible concerning the company managing the building as they can either make your living at the property much easier or uncomfortable. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to every day issues like the cleanliness of the common parts. You should not be shy to ask prospective neighbours what they think of them. In conclusion, investigate as to the dates that the service fees are due to the managing agents and precisely what you get for your money. Generally speaking the cost for major works are not included within maintenance charges, although there some managing agents in Ollerton require tenants to contribute towards a reserve fund and this is used to offset against major works.