I am selling my ground floor flat in Forest Row and the EA has just telephoned to advise that the buyers are swapping law firm. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. Why would a leading lender only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Forest Row ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Banks justify this action to a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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 purchasers are unlikely to have any impact on this.

Is it possible for conveyancing in Forest Row to be concluded within two weeks?

Where the seller is applying time constraints for your conveyancing we would recommend that your lawyer is familiar with the area as they will have local contacts and know-how. It is possible that they may have transacted otherproperties in the same road. You would be best advised to use a Forest Row conveyancing firm. In addition, be sure that the conveyancing firm is on the lender panel. It is believed that just under twenty per cent of Forest Row conveyancing deals are frustrated or jeopardised after finding out that a purchaser’s lawyer was not on their mortgage lender’s panel. In many cases this discovery resulted in the home move being held up by almost three weeks. It is understood that this issue affects approximately 100,000 home sales annually. Most Forest Row conveyancing practices can not represent certain lenders so do check as early as possible.

I need some expedited conveyancing in Forest Row as I am under pressure to exchange contracts within 4 weeks. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

If.Given you are are a cash purchaser you are at liberty not to have searches carried out although no lawyer would suggest that you don't. With lots of history conveyancing in Forest Row the following are examples of issues that can arise and therefore affect future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I used Stirling Law a few years ago for my conveyancing in Forest Row. I now require my file however the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Forest Row of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am a sole trader planning to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no charges for commercial conveyancing in Forest Row for less than £2000?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Forest Row, including the disposal and purchase of businesses as well as simply premises. If you are looking to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. As for the costs this will depend on the structure and complexity of the deal. Let us have your details or email so as to enable us to supply you with a fixed commercial conveyancing quote.