I plan on purchasing a ground floor flat in Fir Vale and Wadsley Bridge. My Conveyancer is not on the lender approved panel. Can I still appoint my Fir Vale and Wadsley Bridge conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?

You have numerous alternatives available to you here

• Complete the purchase with your preferred Fir Vale and Wadsley Bridge conveyancing practitioner but your bank will need to retain a property lawyer on their approved panel. This will result in additional fees together with probable frustration.
• Appoint a new property lawyer to act in the purchase, obviously checking they are on the bank conveyancing panel.
• Appeal to your conveyancer to attempt to join the bank panel

Finally the sale completed on my house in Fir Vale and Wadsley Bridge last February but the buyer keeps texting me to say her lawyer is waiting to hear from mylawyer. What are the post completion sale formalities following completion?

After completion of your sale your lawyer should send the transfer documentation and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your lawyer should also confirm that the home loan has been redeemed to the purchasers lawyers. There are no post completion tasks specific conveyancing in Fir Vale and Wadsley Bridge.

We're in Fir Vale and Wadsley Bridge, First time buyers buying with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have todaydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Fir Vale and Wadsley Bridge for a purchase of a leasehold apartment 9 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Fir Vale and Wadsley Bridge conveyancing specialists.

Builders have put forward a conveyancer and I've sought an estimate from them. It's nearly £300 cheaper than my own Fir Vale and Wadsley Bridge lawyer. Should I use them?

Developers normally have lists of solicitors who are quick and who know the builder's documentation and solicitor. As many developers offer an inducement to select a preferred lawyer for this reason, any increased fees can be avoided and a builder will not suggest a conveyancing factory and run the risk of having the transaction delayed when they demand an exchange within a tight deadline. A counter-argument for not opting for the recommended conveyancing practitioner is that they may be reluctant to 'push' your interests at the risk of upsetting the housebuilder. If you worry that this may be the case you should remain with your local Fir Vale and Wadsley Bridge conveyancer.