I am selling my apartment in Bradley Stoke and the estate agent has just called to say that the purchasers are appointing a new conveyancer. The reason given is that the lender will only work with solicitors on their conveyancing panel. On what basis would a major lender only engage with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Bradley Stoke ?

Lenders have always had panels of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lenders justify this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

I have been referred to a conveyancing solicitor in Bradley Stoke. I I am struggling to find out if they are on the Halifax approved list of lawyers. Can you or the lender confirm if they are on the panel?

You should phone your conveyancer and ask them if they are on the lender panel. Alternatively you should call Halifax who may be able to confirm.

Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Bradley Stoke?

Many commercial conveyancing solicitors in Bradley Stoke will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Bradley Stoke. 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 Bradley Stoke.

For every commercial conveyancing transaction in Bradley Stoke it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Bradley Stoke commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Bradley Stoke.

How does conveyancing in Bradley Stoke differ for new build properties?

Most buyers of new build property in Bradley Stoke come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Bradley Stoke tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bradley Stoke or who has acted in the same development.

Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Bradley Stoke?

At this site secure an accurate quote via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Bradley Stoke. Unlike many estate agents and brokerage sites we do not operate commission arrangements with solicitors. Many agents and online brokers 'recommend' solicitors that pays the highest kickback, not the best value conveyancing in Bradley Stoke