Am I correct in assuming that the fact that my solicitor in Hayle is not listed on my lender's solicitor panel that there is a problem with the standard of her work?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. If you are concerned you should simply call the Hayle conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

When can the exchange of contracts take place for purchase conveyancing in Hayle and do I need to be at the lawyers office?

If you are near to our conveyancing solicitors in Hayle you are invited in to sign contracts. However, the lender approved solicitors we work with supply countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you digitally. The executing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hayle)to be in the office available at the end of the phone to exchange contracts.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Hayle?

There are many registered licenced Conveyancers in Hayle and Solicitor firms in Hayle who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

When it comes to lenders such as Lloyds, do Hayle conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have decided to exercise my right to buy my property in Hayle off the council. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Hayle is where the house is located. Can you shed any light on this issue?

Flying freeholds in Hayle are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hayle you must be sure that your lawyer goes 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 Hayle may decide 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.

Should I cancel my mortgage payments with Nottingham once a completion date for my sale in Hayle has been agreed?

You are best advised to continue paying any mortgage sums to Nottingham until the mortgage is discharged out of the proceeds of sale as part of your Hayle conveyancing.