I am progressing with the sale of my home in Whiteley and the EA has just text me to say that the purchasers are appointing a new solicitor. The excuse is that the bank will only deal with solicitors on their approved list. Why would a major mortgage company only engage with specific lawyers rather the firm that they want to select for their conveyancing in Whiteley ?

UK lenders have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Banks point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to maintain. 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 being contacted daily by practices that have been removed from panels. Some 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 have given 8 weeks notice to my current landlord and have to leave my let out apartment in Whiteley by 7/1/2025. Conveyancing on my purchase is underway. Can I complete in 4 weeks as don't want to have to move into temporary accommodation?

Generally one should not serve notice on a rental until you have exchanged. If you have not already done so, speak to your solicitor and urge them to they cajole the sellers side, try to an agreed time frame that everyone will aim to achieve

I was advised by a number of property agents in Whiteley to get a quote from a conveyancer using your seach tool. Is there a financial upside for Estate Agents to promote your services ahead of a competitor’s?

We refuse to make any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

My step-father has encouraged me to instruct his conveyancing solicitors in Whiteley. Do I take his guidance?

No doubt the ideal way to find a conveyancing solicitor is to have feedback from friends or family who have experience in using the firm you're contemplating using.

Due to sign contracts shortly on a basement flat in Whiteley. Conveyancing solicitors have said that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Whiteley should include some of the following:

You should have a good understanding of the insurance provisions What options are available to the landlord where you have breached the provisions of the lease? You must be informed what constitutes a Nuisance as far as the lease is concerned What options are open to you if an adjoining owner is in violation of a provision in their lease? It needs to be made clear to you whether the lease allows you to add or upgrade anything in the property- you must know whether any restrictions applies to all alterations or just structural alteration, and whether consent is mandated necessary

I purchased a garden flat in Whiteley, conveyancing having been completed April 2006. Can you work out an approximate cost of a lease extension? Corresponding flats in Whiteley with over 90 years remaining are worth £190,000. The ground rent is £45 per annum. The lease runs out on 21st October 2086

With 62 years left to run we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.