I am nearing exchange of contracts for my home in Warlingham and the estate agent has just e-mailed to advise that the purchasers are changing their conveyancer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. Why would a big named lender only deal with specific law firms rather the firm that they want to select to handle their conveyancing in Warlingham ?

Mortgage companies have always had an approved set of law firms that can act for 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 represented them for decades.

Mortgage companies justify this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. 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. The buyers are unlikely to have any sway in the decision.

I have given 8 weeks notice to my existing landlord and must be out of my let out flat in Warlingham by 10/3/2026. Conveyancing on my purchase is underway. How realistic is it to complete in three weeks as I wish to avoid having to move into short term accommodation?

Generally one should not serve notice on a rental until your lawyer suggests that you should. If you have not previously done so, speak to your lawyer and ask them to they seek the assistance the owners lawyers, try to get a realistic time scale from them that everyone will look towards

I purchased a semi-detached Edwardian property in Warlingham. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Warlingham and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.

Just had an offer accepted on a new build apartment in Warlingham. 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.

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

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants.

I am looking for a flat up to £195,000 and identified one round the corner in Warlingham I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Warlingham suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan the shortness of the lease will likely be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.