Am I correct in assuming that the fact that my conveyancer in Ellesmere is not listed on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Ellesmere conveyancing practice and enquire why they are no longer on the approved list for your bank.
Can your site be used to locate a Conveyancing solicitor in Ellesmere even where I’m not purchasing or disposing of a house, for example if I want to acquire a shop in Ellesmere with a mortgage from Skipton Building Society?
The service is predominantly utilised to find residential conveyancing solicitors in Ellesmere but we have listed at the bottom of this page a selection of Ellesmere commercial conveyancing firms. You should enquire with the company directly to establish if they are also authorised to represent Skipton Building Society
Our bank has recommended a law firm on their panel based in Ellesmere but I would rather use a conveyancing lawyer in Ellesmere local to me. Are you able to help?
Far from all Ellesmere conveyancing firms are on all banks conveyancing panel. Use our find an approved solicitor tool to identify a Ellesmere conveyancing firm on the on the mortgage company panel.
I opted to have a survey carried out on a property in Ellesmere before instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some banks will not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ellesmere. Conveyancing may be slightly more expensive based on your lender's requirements.
I am using a search engine for the words on line conveyancing in Ellesmere it brings up numerous property lawyersin the area. With so much choice what is the best way to find the right property lawyer for purchase transaction?
The preferential way of seeking the right conveyancer is through a personal testimonial, so enquire of friends and those you trust who have acquired a property in Ellesmere or a respected estate agent or financial adviser. Fees for conveyancing in Ellesmere vary, so it's a good idea to secure at least three quotes from varying types of property lawyers. Be sure to obtain confirmation that the costs are assured not to escalate.