I am five weeks into the sale of my home in Surrey Quays and the EA has just called to say that the buyers are swapping conveyancer. The reason given is that the lender will only work with property lawyers on their conveyancing panel. Why would a leading mortgage company only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Surrey Quays ?

Lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lenders attribute this action to a rise in fraud as the reason for the pruning – criteria have been stiffened 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 hearing daily from firms that have been removed from panels. Plenty of firms 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 not going to have any impact on this.

I require quick conveyancing in Surrey Quays as I am under a deadline to exchange contracts within one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at liberty not to have searches carried out although no conveyancer would advise that you don't. With plenty of history conveyancing in Surrey Quays the following are examples of what can be revealed and therefore impact future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...

I opted to have a survey carried out on a property in Surrey Quays prior to instructing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some lenders will not issue a loan on such a house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Surrey Quays. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Surrey Quays to see if the conveyancing costs will increase in light of this.

What does commercial conveyancing in Surrey Quays cover?

Non domestic conveyancing in Surrey Quays incorporates a broad array of advice, supplied by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I have just started marketing my 2 bed apartment in Surrey Quays.Conveyancing is yet to be initiated but I have just had a yearly maintenance charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal as all rents and maintenance payments should be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially