I am one month into the sale of my flat in Sandbanks and the estate agent has just telephoned to say that the buyers are changing their property lawyer. I am told that this is due to the fact that the lender will only work with solicitors on their conveyancing panel. Why would a leading mortgage company only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Sandbanks ?

UK lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Lending institutions justify this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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 not going to have any sway in the decision.

Can you recommend a TSB accepted Sandbanks conveyancing solicitor who can have us moved in within a short deadline? Would it be better to use a local Sandbanks solicitor or a web based comparison site?

We can recommend some very good Sandbanks conveyancing firms. Another option is to visit the high street in Sandbanks. Approach a couple of law practices and ask to see a conveyancing solicitor for a fee estimate. Discuss your requirements together with the reasons and get an assurance on your deadline. Select the one that appears most efficient.

I am buying a garden flat in Sandbanks. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Sandbanks you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Sandbanks.

Just had an offer accepted on a new build apartment in Sandbanks. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sandbanks

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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

As co-executor for the will of my uncle I am disposing of a residence in Newport but I am based in Sandbanks. My solicitor (based 260 kilometers from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Sandbanks who can witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Sandbanks based