I am acquiring residence in Bardsley. My Conveyancer has never been on on the bank approved list. Can I still continue with my Bardsley conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?

You have numerous options available to you here

• Complete the purchase with your existing Bardsley lawyer but your mortgage company will undoubtedly appoint a conveyancer from their conveyancing panel. The net result is additional fees and likely delay.
• Get a new property lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
• Appeal to your conveyancing practitioner to apply to join the bank panel

Is there a reason why leasehold purchase conveyancing in Bardsley is more expensive?

Bardsley leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

This question may be naive but I am unseasoned as FTB of a two bedroom flat in Bardsley. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Bardsley?

On the day of completion you do not need to attend the conveyancers office in Bardsley. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.

Completion of my remortgage has taken place for my property in Bardsley. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I recently had an offer accepted on an apartment in Bardsley. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £175. A few days later, the conveyancer called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Is it possible to change conveyancer as I have to instruct a firm on the Virgin Money conveyancing panel. I had appointed a high street conveyancing solicitor in Bardsley five minutes from me but he is not accepted by Virgin Money

It would be our pleasure to assist you select a conveyancing solicitor in Bardsley on the Virgin Money panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Bardsley. In making use of search facility on this website, you can compare costs for conveyancing solicitors in Bardsley and throughout England and Wales.

My husband and I yesterday discovered that one of the directors of the conveyancing practice undertaking the purchase conveyancing in Bardsley is an uncle of the owners that we are purchasing from. Is this acceptable?

On the basis that there is no conflict of interest this should be fine. Where you are requiring a home loan then the lender may have a say as many banks have specific requirements on this. For example for Royal Bank of Scotland -Natwest One as of 13/4/2019, the requirements read as follows :