I am in the process of selling my flat in Old Town and the EA has just called to advise that the buyers are changing their conveyancer. The excuse is that the mortgage company will only engage with solicitors on their approved list. On what basis would a big named mortgage company only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Old Town ?

Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lenders point to the increase in fraud as the reason for the reduction – 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 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 not going to have any impact on this.

Can conveyancing in Old Town to be done in less than 3 weeks?

In the event that you are under pressure to exchange we would recommend that your solicitor is familiar with the location as they will have local contacts and know-how. It is even conceivable that they may have conducted previousproperties in the same street. Therefore consider using a Old Town conveyancing lawyer. Second, check that the conveyancing firm is on the lender panel. It is believed that just under twenty per cent of Old Town conveyancing deals are suspended or derailed after discovering a purchaser’s lawyer was not on their banks member panel. In many cases this discovery resulted in the legal transfer of property being frustrated by an average of three weeks. It is estimated that this issue impacts in the region of 100,000 home moves annually. Most Old Town conveyancing firms can not represent certain lenders so do check as early as possible.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who handled the conveyancing in Old Town 10 years ago have long since closed. What are my options?

Nowadays there are copies made of almost everything, and your lawyer should be aware precisely where to look for all the suitable paperwork so you can purchase or sell your property without any difficulty. Where duplicates are not available, your solicitor can put in place insurance or indemnities protecting you against future claims on your property.

I am buying a new build apartment in Old Town. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Old Town

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

How easy is it to use your search app to get a quote from a conveyancing practitioner in Old Town on the approved list for my mortgage?

First pick a bank such as Santander, Barnsley Building Society or Alliance & Leicester then specify your preferred area a common one being Old Town. Conveyancing firms in Old Town and further afield will then be listed.