Is the fact that my conveyancer in Farnham is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor 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 contact the Farnham conveyancing practice and ask them why they are no longer on the approved list for your lender.

Is there a search tool that I can utilise to check that the solicitor handling my conveyancing in Farnham is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus spending £187.00 plus VAT in supplemental conveyancing invoice.

You should take advantage of the find a lender approved solicitor tool on this site. Pick the mortgage company and type ‘Farnham’ or your location and you will discover a number of lawyer located in Farnham or near you.

I am the only recipient of my late mum's will and I have everything in my name alone, including the house in Farnham. The Farnham property was put into my name in December. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. many lenders would take a practical view as this clause is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Is it the case that all Farnham solicitor firms on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Farnham is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

I opted to have a survey carried out on a property in Farnham prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend refuse to issue a loan on this type of home.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Farnham. Conveyancing will be smoother if you use a solicitor in Farnham especially if they are familiar with such properties in Farnham.

Me and my husband are buying a leasehold flat in Farnham. Conveyancing quotes are coming in at around £two thousand. Does that seem right?

The average cost last year for conveyancing in Farnham was £1,500 excluding Stamp Duty and Land Registry charges.