I am nearing exchange of contracts for my flat in Lampton and the EA has just telephoned to warn that the buyers are switching law firm. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a big named mortgage company only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Lampton ?

Mortgage companies have always had an approved set of law firms that can represent them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Banks point to the increase in fraud as the reason for the pruning – 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 claims that 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. Your buyers are unlikely to have any sway in the decision.

Finally the sale completed on my house in Lampton last June but our buyer keeps texting every few hours to moan that his conveyancer needs to hear from mine. What should have happened now that I have sold?

After completion of your house sale your conveyancer is committed to deliver the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer should also confirm that the home loan has been repaid to the buyers lawyers. There are no post completion requirements specific conveyancing in Lampton.

I need some quick conveyancing in Lampton as I have pressure to sign on the dotted line within one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are not obtaining a mortgage you are at free not to do searches although no conveyancer would advise that you don't. With plenty of history conveyancing in Lampton the following are instances of issues that can appear and therefore affect the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...

I used Action Conveyancing several years ago for my conveyancing in Lampton. Now, I need my files but the law firm is no longer operating. 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 Lampton of the conveyancing firm of solicitors you previously instructed, 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 hoping to lease a unit on the high street. Can you recommend lawyers offering no-move-no charges for non-domestic conveyancing in Lampton for less than £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Lampton, including the sale and purchase of businesses as well as simply property. If you are looking to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. Regarding the charges these will vary based on the structure and complexity of the deal. Let us have your contact information or call so as to enable us to supply you with a detailed commercial conveyancing quote.