I have just been advised by my broker that my Barbican lawyer is not on the mortgage company Conveyancing panel. What can I do to check?

You need to contact your Barbican lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Barbican conveyancing practice that is on the approved list of lawyers for your lender.

We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to appoint a Barbican based conveyancing firm?

Do check but the chances are that appoint one of their panel solicitors where you want the "fee-free" deal. Contact the lender to determine if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Barbican.

When it comes to lenders such as Virgin Money, do Barbican lawyers face an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

After shopping around on the internet I have found a Barbican conveyancing practitioner having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Barbican surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

At last I have had an offer on a maisonette in Barbican accepted, but there is a chain. The sellers have offered on a flat, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Barbican. What do I do now? When should I get the mortgage application with Leeds Building Society started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Barbican conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Leeds Building Society approved list. As to the next stages this very much dictated by the uniqueness of your transaction, motivation for this property and on the state of the market. During a buoyant market the majority of home buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with the conveyancing in Barbican.

My husband and I are 14 days into a residential purchase having been referred to a firm by the estate agent to carry out the conveyancing in Barbican. I am am very frustrated with the quality of service. Could you help me find new conveyancers?

They would need to be very poor in order to consider diss instructing them. Has the mortgage offer been issued? If so you must inform them of the new contact details and have the offer are re-issued. Your solicitor ideally needs to be on the lenders approved list to avoid escalating expenses and frustration. That should be your first question of the new lawyers. Our search tool should help you find a bank approved lawyer for your home move in Barbican

I am purchasing a maisonette and cash is in place. My lawyer has been handed with two separate evidence of photo ID, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer stating that the money is in place and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Barbican conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering laws.