Me and my fiance are buying a maisonette in Handforth. My Conveyancer is not listed on the bank approved panel. Can I still retain my Handforth conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?

Various options include

• Complete the purchase with your preferred Handforth conveyancer but your lender will need to use a lawyer from their approved list. This will result in additional cost together with probable delay.
• Get a fresh property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Convince your solicitor to attempt to join the bank panel

I am hoping to move into my new home in Handforth next Friday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the bank expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not limited to conveyancing in Handforth.

Will conveyancers request an advanced payment when it comes to conveyancing in Handforth?

Where you are retaining lawyers for conveyancing in Handforth your lawyer will request that you place them with funds to cover the search fees. Generally this is requested to cover the fees of the Local Authority Search. If any deposit is as part of the total price then this should be asked for immediately before contracts are exchanged. The closing balance that is due should be transferred shortly before completion.

I had intended to instruct a conveyancing solicitor in Handforth for our home move. Our broker has since notified us that our mortgage lenders Birmingham Midshires won't deal with them. Surely this is unfair competition?

Before the recession most lenders had an appetite for risk which was higher than today. Almost all Handforth conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms relating to their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum number of transactions. Many Handforth conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Handforth is amongst the thousands of areas where the conveyancers showing on our search results are on the panel for Birmingham Midshires.

I acquired my house on 1 October and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Handforth expressed confidence that it should be concluded inside ten days. Are titles in Handforth uniquely lengthy to register?

As far as conveyancing in Handforth is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. At present in the region of 80% of submission are fully addressed within two weeks but occasionally there can be extensive delays. Historically registration takes place after the buyer has moved in to the premises therefore registration formalities is not always top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.