I am nearing exchange of contracts for my flat in Waolstenholme and the estate agent has just telephoned to warn that the purchasers are swapping property lawyer. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. On what basis would a major lender only engage with certain law firms rather the firm that they want to select for their conveyancing in Waolstenholme ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose 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. 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 purchasers are not going to have any sway in the decision.

I am considering applying for a Skipton mortgage for purchase of a newly converted (under development) in Waolstenholme with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Skipton ?

There is nothing to stop you using your solicitor, but Skipton will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

We are planning to move house in March. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Waolstenholme. Conveyancing firm was found before I stumbled across this website.

On the day of completion you can collect the house keys from your property agent however this can only take place once the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. Subsequently you will need to advise the removal men that they can start moving you in. We are not in a position to suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Waolstenholme or a legal practice that specialises in conveyancing in Waolstenholme.

I am buying a property in Waolstenholme. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

As you are obtaining a mortgage with Lloyds your lawyer must follow the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Waolstenholme.

UBS have agreed my home loan in principle, my bid on a flat in Waolstenholme has been accepted, now what?

The estate agent will want to be advised as to your conveyancer's details (make sure the conveyancers are on the lender’s panel). Call up UBS or your financial adviser and complete any appropriate documentation. UBS will sellect a valuer who will get in contact with the selling agent or seller to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. UBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Waolstenholme.

We are buying a property and the solicitor has mentioned Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly required for conveyancing in Waolstenholme

Unless a prior purchase of the house completed post 12 October 2013 you could assume that lawyers delivering conveyancing in Waolstenholme to remain encouraging a chancel search and or insurance against a claim.

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

If you are instructing a conveyancer for lease extension works (regardless if they are a Waolstenholme conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Waolstenholme conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:

Can they put you in touch with clients in Waolstenholme who can give a testimonial? If they are not ALEP accredited then why not?

I invested in buying a garden flat in Waolstenholme, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Waolstenholme with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2099

With just 75 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.