I am progressing with the sale of my ground floor flat in Harton and the estate agent has just called to say that the buyers are switching law firm. The reason given is that the mortgage company will only engage with solicitors on their approved list. On what basis would a leading lender only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Harton ?

Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Banks blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. 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. 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. The buyers are unlikely to have any sway in the decision.

Having sold my house in Harton last July but my buyer keeps calling every few hours complaining that her conveyancer is waiting to hear from mysolicitor. What are the post completion sale formalities now that I have sold?

After completion of your sale your lawyer should deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer should also confirm that the home loan has been paid off to the purchasers conveyancers. There is unlikely to be post completion requirements unique to conveyancing in Harton.

My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Harton. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?

Where you plan to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.

About to purchase a new build flat in Harton. Conveyancing is necessary evil 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.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Harton

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. Please confirm the Lease plans are surveyor prepared. 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. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Is planning consent needed to change a house into two flats in Harton? This has taken place to a property adjacent to my home in Harton and was ignorant of the conversion until it was finished.

Planning permission is required for splitting a single dwelling in Harton into apartments but probably not for reverting once again to single dwelling-house so, in answer to your question, yes,a it is required.