Me and my wife are buying a ground floor flat in Ardwick. My Conveyancer has never been on on the bank conveyancing list. Is it possible for me to retain my Ardwick conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?

You must use a conveyancing practitioner to deal with the formalities when you need a mortgage to purchase your home. The solicitor will conduct all the essential investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You may select a Ardwick property lawyer of your choice. Nevertheless, if the lawyer selected is not on the bank solicitor panel additional costs will arise as separate legal representation will be need by the lender. Conveyancing panel applications can be submitted, so where your lawyer has not in the past applied for membership they should take the chance to apply.

We note that you have a post code search directory identifying firms on the HSBC conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Ardwick?

We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ardwick.

We're in Ardwick, FTBs purchasing with a mortgage (lender is TSB , and our lawyer is on the TSB conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor 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've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Ardwick is the location of the property. Can you offer any opinion?

Flying freeholds in Ardwick are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ardwick you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ardwick may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Online research suggests that Ardwick solicitors are more expensive than Ardwick conveyancers in Ardwick to use when buying a house. Am I better off using a conveyancer or a solicitor where I am buying a property in Ardwick.

When it comes to conveyancing in Ardwick the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.