I am selling my flat in Grenoside and the EA has just e-mailed to warn that the buyers are switching law firm. The reason given is that the mortgage company will only deal with property lawyers on their approved list. Why would a leading lender only work with specific law firms rather the firm that they want to appoint to handle their conveyancing in Grenoside ?

Mortgage companies have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Mortgage companies blame a rise in fraud as the reason for the cull – criteria have been tightened 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. Plenty of firms 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 unlikely to have any impact on this.

I am buying a new build flat in Grenoside. Conveyancing is a frightening process 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 legal work.

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

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.

My husband and I are a fortnight into a residential purchase having been referred to solicitors by the selling agent to execute conveyancing in Grenoside. We are not happy. Could you you assist me in finding new lawyers?

A lawyer would have to be really poor in order to consider replacing them. Has your mortgage offer been generated? If so you will need to inform them of the new contact details and ensure the offer are issued to the new lawyers. Your new conveyancer needs to be on the banks panel to avoid escalating charges and frustration. So that should be your starting point. Our find a solicitor tool will help you find a lender approved lawyer for your conveyancing in Grenoside

I have just started marketing my 2 bed flat in Grenoside. Conveyancing is yet to be initiated, however I have just had a half-yearly maintenance charge invoice – what should I do?

It best that you pay the maintenance contribution as usual given that all ground rent and service invoices will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Grenoside Leasehold Conveyancing - Sample of Queries Prior to buying

Be sure to find out if the the lease includes any onerous restrictions in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Grenoside. If you love the flatin Grenoside yet your dog is not allowed to move with you then you will be faced difficult determination. How is the lease structured? It would be prudent to discover as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the tidiness of the common parts. Enquire of other tenants whether they are happy with them. In conclusion, be sure you understand the dates that the maintenance fees are due to the appropriate party and specifically what it includes.

How and when do I cover the costs of stamp duty payable for my house transaction in Grenoside?

Most lawyers tend to complete a stamp duty return for you during your Grenoside conveyancing transaction for signature. After completion your conveyancer will submit your Land Transaction Return Form to the Inland Revenue and - assuming they have the money - discharge any tax bill liability for you.