Unfortunately I am unable to travel far from Bispham. What is the rationale as to why all Bispham lawyers are not on all bank panels?

Pre- 2008 most lenders displayed an attitude to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which concluded: know the conveyancers on your panel. As a result, mortgage companies have since looked to extract more data from law firms concerning their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of law practices have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum amount of transactions the mortgage companies insisted on.

Are you able to vouch for a Bank of Ireland approved Bispham conveyancing lawyer that can complete within a short deadline? Am I best advised to choose a high street Bispham conveyancer or a nationwide comparison site?

We would be happy to suggest some excellent Bispham conveyancing firms. Another option is to visit the high street in Bispham. Go in to some well established firms and request to speak with a conveyancing solicitor for a fee estimate. Explain your expectations together with your reasons and get an assurance on speed. Appoint the lawyer that appears most efficient.

I am considering applying for a Co-operative mortgage for purchase of a new build (under development) in Bispham with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?

There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Just had an offer accepted on a new build apartment in Bispham. Conveyancing is daunting 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 questions that you can expect your new-build leasehold conveyancing in Bispham

Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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.

Is it possible to change conveyancer as I need to find a firm on the Britannia conveyancing list. I instructed a high street conveyancing solicitor in Bispham five minutes from me but he is not approved by Britannia

We will our best to assist in finding you a conveyancing solicitor in Bispham on the Britannia panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Bispham. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Bispham.