I am in the process of selling my maisonette in Marshalls Park and the EA has just e-mailed to warn that the buyers are switching conveyancer. The reason given is that the lender will only engage with solicitors on their approved list. On what basis would a big named lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Marshalls Park ?

Banks have always had panels of law firms that can represent them, but in the past few 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 many years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been tightened 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. 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 not going to have any impact on this.

We are a couple about to sign contracts for a semi detached house in Marshalls Park. We encountered a stumbling block. The loan offer with Nationwide Building Society runs out on 13/3/2026 but the vendors are suggesting a completion date of 17/3/2026. Can one prolong the loan offer?

The best person to address this issue is your conveyancer who will assess whether he or she is should be discussing with the lender, vendor’s lawyers, property agents or conceivably all three taking into account what has happend in your house move as of today.

There are numerous conveyancing solicitors in Marshalls Park but how do I know who's good?

It would be unwise to be seduced by the lowest Marshalls Park conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We expect to receive a OIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Marshalls Park solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Marshalls Park solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

The formalities of my purchase has taken place for my property in Marshalls Park. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

About to purchase a new build apartment in Marshalls Park. 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 conveyancing.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Marshalls Park

Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.

Given that I am about to part with £400,000 on a garden flat in Marshalls Park I would like to talk to a lawyer about myhouse move ahead of giving the go ahead to the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your property ownership legalities in Marshalls Park.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Marshalls Park should be the amount on the final invoice that you end up paying.