I plan on buying a ground floor flat in Broughton. My Conveyancer has never been on on the lender approved panel. Am I still permitted to continue with my Broughton conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?

Various options include

• Complete the purchase with your preferred Broughton lawyer but your lender will no doubt retain a conveyancer from their approved list. The net result is additional fees together with potential delay.
• Appoint a fresh conveyancer to act in the purchase, making sure they are on the bank conveyancing panel.
• Convince your solicitor to do everything possible to join the lender’s panel of solicitors

The Broughton conveyancing solicitors that just started acting on my house acquisition in Broughton have suddenly shut down. They were on acting for me because I needed a solicitor on the Barclays conveyancing panel and my preferred Broughton lawyer was not. I paid them 275 plus VAT on account. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

Are all Broughton Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?

It is true that some banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

I am expecting a AIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Broughton solicitors on the Santander conveyancing panel, or is it better to go independently?

You will need to appoint Broughton solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

It is not clear whether my bank requires a lease extension. I have called into my local Broughton bank branch on numerous occasions and was reassured it wasn't an issue and they would lend. My Broughton conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

As long as the conveyancer is on the lender approved list, she or he must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 left on the lease.

In my capacity as executor for the estate of my grandmother I am selling a residence in Neath but I am based in Broughton. My solicitor (approximately 250 miles awayneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing practitioner in Broughton to attest this legal document for me?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Broughton based

I am purchasing a house and require a conveyancing solicitor in Broughton who is on the mortgage company solicitor panel. Can you recommend a Broughton or local Broughton solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who do conveyancing in Broughton. We dont recommend any particular solicitor.