I can't travel far from Garstang. Is there a reason why all Garstang lawyers aren't automatically on all mortgage company panels?
Banks highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in lenders pruning less reputable firms off their panel of approved lawyers .
Can I use your services to locate a Conveyancing solicitor in Garstang even where I’m not purchasing or disposing of a house, for instance where I want to buy an office in Garstang with a loan from Yorkshire Building Society?
Our search tool is predominantly used to locate domestic conveyancing solicitors in Garstang but we have set out towards the end of this page some Garstang commercial conveyancing firms. You will need to speak with the firm directly to check if they are also authorised to represent Yorkshire Building Society
I can see plenty of here concerning conveyancing in Garstang but what is your top tip for appointing the right conveyancer in Garstang
Do not opt for the lowest Garstang conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have a mortgage agreed in principle with RBS. Garstang conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS completed the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I had an offer accepted on a property in Garstang on 19/8/2025, valuation was booked five days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Garstang is where the house is located. Can you shed any light on this issue?
Flying freeholds in Garstang are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Garstang you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Garstang may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Given that I will soon part with £400,000 on a property in Garstang I wish to have a conversation with the conveyancer regarding thetransaction prior to instructing the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer due to be doing your conveyancing in Garstang.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Garstang should be the amount on the final invoice that you end up paying.