I was notified recently by my financial adviser that my Cheshire lawyer is not on the lender Conveyancing panel. What can I do to check?

The best course of action for you to take is to contact your Cheshire lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

I am considering remortgaging my property in Cheshire, does my lawyer need to be on the Kent Reliance Solicitor panel?

There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Will our conveyancer be raising enquiries concerning flooding during the conveyancing in Cheshire.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Cheshire. Some people will buy a house in Cheshire, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Cheshire. The conventional set of property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to discover if the property has ever been flooded. In the event that the property has been flooded in past and is not revealed by the owner, then a purchaser may commence a claim for damages as a result of such an misleading answer. A purchaser’s conveyancers may also commission an environmental search. This should disclose whether there is a recorded flood risk. If so, additional investigations should be made.

Given that I am about to spend £400,000 on a property in Cheshire I would like to talk to a solicitor about myconveyancing ahead of giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your conveyancing in Cheshire.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Cheshire should be the amount on the final invoice that you are charged.

Looking for a conveyancing solicitor in Cheshire. I thought I had one sorted but they are not on the approved list of UBS. It seems that these days most lenders only allow conveyancers on their panel. Extremely annoying restricting the choice for the paying public. Can you refer me to a trustworthy Cheshire solicitor that would act for us as well as represent UBS?

LenderPanel.com is restricted to being a directory service for solicitors who want to be listed as being on the approved conveyancing panel for UBS in certain areas such as Cheshire . Our intention is not to recommend any particular solicitor.