Am I correct in assuming that the fact that my solicitor in Bloxwich is not identified on my lender's solicitor panel that there is a problem with the standard of his conveyancing?

That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 simply call the Bloxwich conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Can your site be used to recommend a Conveyancing solicitor in Bloxwich even if I’m not buying or selling a house, for example where I intend to acquire a shop in Bloxwich with a mortgage from Barclays ?

Our search tool is predominantly utilised to get a quote from residential conveyancing solicitors in Bloxwich but we have listed at the end of this page a selection of Bloxwich commercial conveyancing firms. You will need to speak with the firm directly to see if they can also act for Barclays

There are plenty of conveyancing solicitors in Bloxwich but how do I know who's good?

Do not opt for the lowest Bloxwich conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am buying a property in Bloxwich. One unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Santander your lawyer must follow the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Bloxwich.

I recently had an offer agreed on an apartment in Bloxwich. My mortgage broker suggested a conveyancer. I paid an on account payment of £225. A couple of days later, the property lawyer 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.

Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Bloxwich?

Its becoming the norm that commercial conveyancing solicitors in Bloxwich will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Bloxwich. The search result sets out definitive data 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 Bloxwich.

For every commercial conveyancing transaction in Bloxwich it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Bloxwich commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Bloxwich.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Bloxwich is the location of the property. Is there any advice you can impart?

Flying freeholds in Bloxwich are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bloxwich you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bloxwich may determine 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 residence.