Is the fact that my solicitor in Grantham is not listed on my lender's solicitor panel that there is a problem with the quality of her conveyancing?

That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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 Grantham conveyancing practice and ask them why they are no longer on the approved list for your lender.

As someone unfamiliar with conveyancing in Grantham what is your top tip you can impart for the ownership transfer in Grantham

Not many law firms shout this from the rooftops but conveyancing in Grantham or throughout Lincolnshire is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and others involved in the ownership transfer. For instance, the seller, property agent and on occasion the lender. Selecting a solicitor for your conveyancing in Grantham is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to protect your best interests and to protect you.

Sometimes a potential adversary may try and sway you that it is in your interests to do things their way. As an example, the property agent may claim to be helping by claiming that your solicitor is dragging his heels. Or your mortgage broker may tell you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My husband and I are purchasing a newbuild flat in Grantham with a loan from Skipton Building Society.We have a Grantham conveyancing solicitor but Skipton Building Society says his firm is not on their "panel". We have to appoint a Skipton Building Society panel solicitor or retain our preferred solicitor and fork out for a Skipton Building Society panel lawyer to represent them. This seems very unfair; is there anything we can do?

No, not really. The loan offered to you is subject to its various provisions, one of which will be that lawyers will be on the Skipton Building Society conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Skipton Building Society

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Grantham?

There are many recorded licenced Conveyancers in Grantham and Solicitor firms in Grantham who can assist with your conveyancing We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

My bid for a property was accepted at auction in Grantham. Conveyancing is necessary. What happens now?

Given that you have now to all intents and purposes signed on the dotted line you now have to appoint a conveyancing solicitor quickly as you are faced with a fast approaching deadline in which to complete the deal. Every auction property should have an associated legal set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You should hand this to the solicitor working for you ASAP. Do make sure that your finances are in order to complete the transaction on the set completion date.

When it comes to lenders such as Virgin Money, do Grantham conveyancing practitioners face a yearly amount to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

What does commercial conveyancing in Grantham cover?

Grantham conveyancing for business premises incorporates a wide range of services, given by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.