I am selling my maisonette in Sawbridgeworth and the estate agent has just e-mailed to say that the buyers are changing their conveyancer. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a major lender only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Sawbridgeworth ?

UK lenders have always had panels of law firms that can represent them, but in the past few 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 attribute this action to a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 am purchasing a house and need a conveyancing solicitor in Sawbridgeworth who is on the TSB solicitor. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as Sawbridgeworth. We dont recommend any particular firm.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sawbridgeworth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Sawbridgeworth

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.

I am thinking of appointing a conveyancing solicitor in Sawbridgeworth for my purchase. Is there any facility to see a solicitor's complaints history with the profession’s regulator?

Members of the public can see presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training purposes.

Is it true that a Sawbridgeworth conveyancing practice got sued by a client for not carrying out the right conveyancing investigations?

Our attention has not be brought to such a Sawbridgeworth conveyancing matter but it has been reported that, a couple acquiring a house elsewhere in England successfully won a claim against their lawyer due to development permission to erect a wind farm not being picked up in conveyancing searches.

Where you are buying in Sawbridgeworth It is important that your conveyancing practitioner carry out all Sawbridgeworth conveyancing searches necessary making sure that you have relevant and up to date information ahead of acquiring a home in Sawbridgeworth.