Am I correct in assuming that the fact that my conveyancer in Borough Green is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s work?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters 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. If you are concerned you should contact the Borough Green conveyancing firm and ask them why they are no longer on the approved list for your bank.

Completed the sale of my flat in Borough Green last May yet the purchaser is e-mailing me to moan that her conveyancer needs to hear from mine. What are the post completion sale formalities now that I have sold?

Following your house sale your solicitor is obliged to deliver the transfer deeds and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer must also evidence that the home loan has been repaid to the purchasers conveyancers. There is unlikely to be post completion steps just for conveyancing in Borough Green.

I have a decision in principle. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather instruct a Borough Green based conveyancing firm?

You should check but the chances are that allocate you one of their panel lawyers if you accept the "fee-free" deal. Speak to the mortgage company and explore if they make available a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Borough Green.

Am I right to be concerned about brokers that I am dealing with are recommending a web based conveyancing firm rather than a local Borough Green conveyancing firm?

As with many professional services, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and mortgage companies may put forward lawyers to instruct. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the recommendation. You have the discretion to appoint your own conveyancer. Don't forget that the majority of mortgage providers operate an approved list of solicitors you must use for the lender aspect of your house move.

I note that you have a search directory identifying law firms on the lender conveyancing panel. Do Borough Green conveyancing firms pay you a referral fee if I instruct them for my conveyancing?

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