I can't travel far from Atherstone. Is there a reason why all Atherstone lawyers are not on all mortgage company panels?

Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in banks and building societies pruning less reputable firms from their panel of approved conveyancers .

We are buying a 4 bedroom semi-detached house in Atherstone. The intention is to convert the garage to a playroom at the house.Will legal investigations on the property involve enquiries to ascertain if these works are allowed?

Your solicitor will check the registered title as conveyancing in Atherstone will on occasion reveal restrictions in the title documents which prevent certain alterations or necessitated the consent of another owner. Some extensions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.

I can not fathom if my bank requires a lease extension. I have telephoned my Atherstone building society branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Atherstone conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their specific requirements. Who do I believe?

Provided that the lawyer is on the lender panel, they must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I was told three weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Atherstone is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Atherstone?

Many commercial conveyancing solicitors in Atherstone will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Atherstone. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Atherstone.

For every commercial conveyancing transaction in Atherstone it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Atherstone commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Atherstone.

In scouring the world wide web for the term cheap conveyancing in Atherstone it shows results of many property lawyerslocally. With so much choice what is the best way to find the right solicitor for the sale of my house?

The preferential method of choosing the right conveyancer is through a personal referral, so ask friends and relatives who have bought a property in Atherstone or a local estate agent or mortgage broker. Fees for conveyancing in Atherstone differ, so it's sensible to request a minimum of three estimates from different property lawyers. Make sure that you clarify what costs in the quote includes.

My husband and I have just had an offer agreed on a house and had an appointment on Monday with Leeds Building Society for the mortgage. They advised me that when it comes to selecting a solicitor that unless they are on their approved list of conveyancing practitioners then we will incur an extra fee of about two hundred pounds. This is is due to the fact that they will then have to instruct a solicitor to act for them as well as the one we choose to act on our behalf and we are liable for their invoice. I have asked Leeds Building Society to furnish me with a list so I can seek quotes only from their approved solicitors but was told they dont have such a list to hand over. What would be the best way of going about this?

Ask Leeds Building Society what their panel criteria is for a solicitor.Then ask the conveyancer of your choice whether they meet the criteria and have they acted on mortgages for Leeds Building Society in the past. If the answer to those is yes, then just clarify this with Leeds Building Society. Another option is to use our search facility and we may be able to identify a lawyer in Atherstone on the panel for Leeds Building Society.