Am I correct in assuming that the fact that my solicitor in Askam In Furness is not listed on my bank'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 plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% 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 lawyer 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 Askam In Furness conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We are looking to buy a property and need a conveyancing solicitor in Askam In Furness who is on the Nationwide conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Askam In Furness.

I am planning to move house in August. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Askam In Furness. Conveyancing lawyer was chosen prior to coming across your site.

On the day of completion you can pick up the keys from the selling agent however this should only be done when the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you should advise the removal company that they can start moving you in. We are not in a position to recommend a specific removal company but can help you locate a conveyancing in Askam In Furness or a lawyer that specialises in conveyancing in Askam In Furness.

I am currently in the process of buying my council flat in Askam In Furness. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

Virgin Money have agreed my mortgage in principle, my bid on a flat in Askam In Furness has been agreed to, what happens next?

The property agent will need to know who your solicitors are (ensure that the conveyancers are on the lender’s panel). Call up Virgin Money or the broker and finalise any appropriate documentation. Virgin Money will appoint a valuer who will get in touch with the selling agent or vendor to book a time for the valuation to occur. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Virgin Money will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Askam In Furness.

My friend advised me that if I am buying in Askam In Furness I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Askam In Furness conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Askam In Furness around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data concerning Askam In Furness.

I am buying a new build apartment in Askam In Furness. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Askam In Furness

Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.