I am progressing with the sale of my flat in Addington and the estate agent has just text me to say that the buyers are swapping law firm. The excuse is that the mortgage company will only engage with solicitors on their approved list. Why would a leading mortgage company only deal with certain lawyers rather the firm that they want to choose for their conveyancing in Addington ?

UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose 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. Plenty of firms 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 purchasers are unlikely to have any impact on this.

I have given 2 months notice to my current landlord and must leave my let out apartment in Addington by 15/1/2026. Conveyancing on my purchase is underway. Is it possible to complete in a couple of weeks as don't want to have to find temporary accommodation?

It is unwise to serve notice on a rental unless exchange of contracts has taken place. If you have not already done so, contact to your solicitor and urge them to they apply pressure on the owners side, try to get a realistic time scale from them that all parties will look towards

I am assisting my aunt sell her flat in Addington. Will the conveyancer commission the EPC or it is for the owner to coordinate?

Following the demise of HIPs, energy performance certificates was retained a mandatory component of moving house. An energy performance certificate should be to hand before the property is marketed. This is not a task that conveyancers ordinarily organise. Where you are instructing a Addington conveyancing practitioner they may be willing to arrange energy assessments given their contacts with long established Addington energy assessors

I am the sole beneficiary of my late mum's will and I have everything in my name now, including the house in Addington. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the CML six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the house in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Some banks would take a sensible view as this obligation chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

I currently have a mortgage with Coventry BS for my property in Addington. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

Your original mortgage agreement with Coventry BS will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel lawyer.

Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Addington.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Addington. There are those who buy a property in Addington, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or by their conveyancers which can figure out the risks in Addington. The standard completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out if the premises has historically flooded. If flooding has previously occurred and is not disclosed by the owner, then a buyer could commence a legal claim for losses stemming from an incorrect response. A purchaser’s lawyers should also conduct an enviro report. This will higlight if there is any known flood risk. If so, more detailed inquiries should be made.

I have been recommended a conveyancing solicitor in Addington. I need to find out if they are on the bank's conveyancing panel. Could you assist?

It’s a good idea phone your conveyancer and ask them if they are on the bank's approved list. Alternatively please call us and we can investigate and revert. If they are not on the lender panel we we can help find a reputable conveyancing solicitor in Addington on the panel for your lender.