I am one month into the sale of my ground floor flat in Nine Elms and the EA has just text me to warn that the purchasers are changing their law firm. The excuse is that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with specific lawyers rather the firm that they want to choose for their conveyancing in Nine Elms ?

Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been stiffened 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 says it is hearing daily from firms 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.

Will our conveyancer be making enquiries about flooding during the conveyancing in Nine Elms.

Flooding is a growing risk for solicitors dealing with homes in Nine Elms. There are those who buy a property in Nine Elms, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that may be initiated by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Nine Elms. The conventional set of information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to determine whether the property has ever been flooded. If flooding has previously occurred which is not revealed by the owner, then a buyer may commence a claim for damages as a result of such an incorrect answer. The buyer’s solicitors may also commission an environmental report. This will disclose whether there is any known flood risk. If so, further inquiries will need to be initiated.

I used Action Conveyancing several years ago for my conveyancing in Nine Elms. Now, I need my files however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Nine Elms of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build apartment in Nine Elms. Conveyancing is a frightening process 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 legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Nine Elms

Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Is there anything unique about your site and alternative internet conveyancing brokers for conveyancing in Nine Elms?

At this site secure a fixed fee quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Nine Elms. As opposed to estate agents and many comparison sites we do not operate commission deals with solicitors. A large number of agents and online brokers 'recommend' the firm paying the most kickback, as opposed to the best value conveyancing in Nine Elms